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Home My WebLink AboutT-5251 - Conditions of Approval - 6/3/2005 City of � ��% REPORT TO THE PLANNING COMMISSION :. AGENDA ITEM NO. VIII-F COMMISSION MEETING: 3/23/05 March 23, 2005 APPROVED BY FROM: STAFF, Planning Division Planning and Development Department �rDEPARrMENrDIREcTOR SUBJECT: CONSIDERATION OF REZONE APPLICATION No. R-04-04, VESTING TENTATIVE TRACT MAP NO. 5251/UGM AND RELATED ENVIRONMENTAL FINDING FOR EA No. T-5251/R-04-04 EXECUTIVE SUMMARY Rezone Application No. R-04-04, filed by LZR, Inc. and owner Polk Street Project LLC propose to rezone approximately 18 acres of property on the west side of North Polk Avenue between West McKinley Avenue and West Clinton Avenues from RR (Rural Residential, Fresno County zoning) to R-1/UGM (Single-Family Residential District/UGM Area). Vesting Tentative Tract Map Application No. 5251/UGM, requests authorization to subdivide approximately 18 acres of this property into 84 single family residential lots. The rezone and tract map applications are recommended for approval by staff and by the West Area Plan Advisory Committee, which reviewed this project on January 3, 2005. Approval of these applications will bring the zoning and use of the property into conformance with the 2025 Fresno General Plan and the West Area Community Plan. PROJECT INFORMATION PROJECT A rezone to single-family residential zoning and an 84-lot residential subdivision on 18 7.95 gross acres (17.11 net acres after major street dedication on North Polk Avenue), to be developed at an overall density of 4.91 units per acre APPLICANT Subdivider of record: LZR, Inc. Owner of property: Polk Street Project LLC Applicants' representative: Quad Knopf. LOCATION APN 312-350-52 West side of North Polk Avenue between West McKinley and West Clinton Avenues (Council District 3, Cynthia Sterling) SITE SIZE Rezone: .17.95 acres Tract: 17.11 acres (excludes area of Polk Ave. dedication) LAND USE Existing - uncultivated agricultural land Proposed -Single family residential subdivision REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. T-5251/UGM, Rezone No. R-04-04 Page 2 March 23, 2005 PLAN DESIGNATION Medium Density Residential (4.99 to 10.37 units per acre) is AND CONSISTENCY the land use approved in the 2025 Fresno General Plan and the West Area Community Plan. The proposed rezone to R-1/UGM is consistent with this plan designation, and the subdivision is consistent per FMC §12-403-B-2.b(1) EXISTING ZONING RR(Rural Residential, Fresno County zoning) PROPOSED ZONING R-1/UGM (Single-Family Residential District/UGM Area) ENVIRONMENTAL FINDING Finding of Conformance with City of Fresno General Plan Master EIR (MEIR) No. 10130 was issued/filed with City Clerk on February 25, 2005, and noticed in the Fresno Bee on February 25, 2005. PLAN COMMITTEE West Area Advisory Committee recommended approval on RECOMMENDATION January 3, 2005 STAFF RECOMMENDATION Approval of project, subject to compliance with the Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM (dated March 23, 2005) and subject to implementation of the applicable mitigation measures of MEIR 10130 BORDERING PROPERTY INFORMATION PLANNED LAND USE EXISTING ZONING EXISTING USE Public Facility/ R-1/UGM NORTH (Single-Family Residential Polk Elementary School Elementary School DistricbUGM Area) RR SOUTH Medium Density (Rural Residential, Rural residences and vacant land Residential Fresno County zoning) Medium-Density R-1/UGM vacant land EAST Residential (Single-Family Residential (single family subdivision in DistricbUGMArea) development process) Low and Medium-Low RR WEST Density Residential (Rural Residential, Rural residences and vacant land Fresno County zoning) REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. T-5251/UGM, Rezone No. R-04-04 Page 3 March 23, 2005 ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment (EA) No. T-5251/R-04-04 considered potential environmental impacts associated with the rezoning and subdivision of this 18±-acre site. The initial study indicates that these applications, if approved, would create a project that conforms to the land use designation and policies (the Urban Form Element) of the 2025 Fresno General Plan and West Area Community Plan. The information received during this initial study confirms that the potential environmental impacts associated with this project would be within the scope of the City of Fresno's Master Environmental Impact Report (MEIR) No. 10130, which was prepared and certified for the 2025 Fresno General Plan and adoption of the West Area Community Plan. Therefore, a Finding of Conformance with MEIR No. 10130 was posted on February 25, 2005, incorporating a Mitigation Monitoring Checklist. A notice of this environmental finding was published in the Fresno Bee on February 25, 2005. No appeals on it were received as of the comment/appeal deadline. BACKGROUND / ANALYSIS Rezone Application No. R-04-04 proposes to rezone a 17.95-acre existing parcel (Assessor's Parcel Number 312-111-35), located on the west side of North Polk Avenue midway between West McKinley and West Clinton Avenues, from the RR District (Rural Residential, Fresno County zoning) to R-1/UGM (Single Family Residential DistrictlUrban Growth Management Area). Vesting Tentative Tract Map No. T-5251/UGM proposes to subdivide approximately 17.11 acres of this property into 84 single-family residential lots. The 2025 Fresno General Plan and West Area Community Plan designate the subject property for medium density residential use. The rezone application conforms to the 2025 Fresno General Plan's Planned Land Use and Zone District Consistency Matrix, which provides for a developed density of 4.99 to 10.37 dwelling units per acre. The project's residential density, after dedication of major street right-of-way along North Polk Avenue, will be 4.91 dwelling units per acre. Although the final developed density for Vesting Tentative Tract Map No. 5251/UGM will be slightly below the 4.98 unit-per-acre lower threshold of "medium density residential," Fresno Municipal Code Section 12-403-B-2.b(1) allows residential projects to be held consistent with the general and community plan if the developed project meets density criteria for the next-lowest residential land use designation. The next-lowest density designation, "medium-low density residential," allows 2.19 to 4.98 dwelling units per acre. Therefore, pursuant to the Fresno Municipal Code, the 84 lots on 18± acres proposed by Vesting Tentative Tract Map No. 5251/UGM is consistent with the 2025 Fresno General Plan and the West Area Community. Land .uses surrounding this proposed subdivision are typical of the West Area's transitional nature: to the immediate west and south of the project are rural residential homes on RR-zoned parcels (located in the unincorporated area). A new R-1/UGM-zoned single-family subdivision, Tentative Tract Map No. 5284, is located across North Polk Avenue east of this project (this tract REPORT TO THE PLANNING COMMISSION . . - Vesting Tentative Tract Map No..,T-5251/UGM, Rezone No. R-04-04 Page 4 March 23, 2005 is in the Final Tract Map approval stage). Abutting the northern boundary of this proposed subdivision is a new Central Unified School District school (Polk Elementary School), on a 20-acre R-1/UGM zoned site that has been annexed into the City. Vesting Tentative Tract No 5251/UGM can be considered an "infill" project in that it provides for a more contiguous City boundary and provides for a logical extension of urban infrastructure. Notices of the Planning Commission hearing on this vesting tentative tract map and rezoning were mailed to the school district and to all property owners having land within a 500-foot radius of the tract map's boundaries. The Fresno Municipal Code requires only a 350-foot radius but this is intended to be extended when a major street would fall within the boundary for mailing notices; therefore, additional parcels were included by enlarging the mailing radius. These notices were mailed on Friday, March 11, 2005, using County Assessor's records of designated property tax bill recipients to obtain the mailing list. As of Monday, March 21, no appeals were received regarding the subdivision or the rezoning. One property owner with land west of this proposed tract called to ask about potential water supply impacts of this project (whether it would have a City well). The Water Division does not propose to use any of the land in this tract for a water well pump station, and the caller was referred to Fresno County Environmental Health for her concerns regarding the current quality of her private well water. Traffic Capacity: Circulation Element Plan Policies and Major Street System The 2025 Fresno General Plan and West Area Community Plan designate North Polk Avenue as an arterial street requiring a four-lane 110-foot right-of-way with center median. In order to provide for safe vehicular, bicycle, and pedestrian travel, this project is required to dedicate and construct full street improvements along its Polk Avenue frontage (two tract lots side onto Polk Avenue). North Polk Avenue improvements required within the tract include permanent paving with striped lanes (including bike lane), transitional pavement as necessary at the northern and southern edges of the project, curb, gutter, sidewalk, and street lighting (supplied by undergrounded utilities), installation of a median island with controlled breaks, and lane striping (including bicycle lane). There is a rural residence "embedded" in this tract's Polk Avenue frontage, resulting from a Fresno County Parcel Line Adjustment that preceded filing of this tract map (the County issued a Certificate of Compliance for this parcel, which is APN 312-350-51). This parcel is not a part of the tract and is not a tract remainder. UGM street improvements are required along the Polk Avenue frontage of the rural residence, as provided for by the UGM Ordinance and by Fresno Municipal Code Sections 11-226(f)(6) and 12-4.501; 2025 Fresno General Plan Policies Nos. E-1-c, E-1 j, E-1-n, E-3-e; and West Area Community Plan Policies Nos. W-1-c and W-2-d. To provide for safe transit of pedestrians, to accommodate persons with disabilities, to provide for General Plan and West Area Community Plan consistency, and to address concerns expressed by Central Unified School District (in a letter dated January 10, 2005 and attached to the tract map conditions), a four-foot(4') wide asphalt path is required along the frontage of this parcel. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. T-5251/UGM, Rezone No. R-04-04 Page 5 March 23, 2005 These requirements are outlined in detail in the Vesting Tentative Tract Map No. 5251/UGM Conditions of Approval, dated March 23, 2005, per a memorandum prepared by the Public Works Department Transportation Planning Section, dated January 11, 2005 (copy attached to Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM). Tract 5251/UGM lots abutting North Polk Avenue (lots which side onto this arterial street) require a waiver (prohibition) of direct access to Polk Avenue and "back-up" treatment: installation of a solid masonry wall and a landscape strip at least 20' deep, per West Area Community Plan policies. The rural residential home site that exists between these side-on lots is not a part of the subdivision map. Except for the above-mentioned requirement that this property's frontage be dedicated and improved City UGM standards for arterial streets--two center travel lanes with median—and the required dedication and improvement of a temporary asphalt path for a safe route to school, the existing driveway and frontage of this property will remain as is. Master Environmental Impact Report (MEIR) No. 10130, certified by the City Council for the 2025 Fresno General Plan, determined that project-specific traffic assessments would be required for projects which would generate 100 or more vehicle trips during weekday peak commute hours. Given the number of lots in this project, no special traffic study is required (per Public Works Transportation Planning Division's January 11, 2005 memorandum) and the potential traffic impacts of this plan-consistent development are deemed to have been adequately analyzed and mitigated within the scope of MEIR No. 10130 and standard City requirements. The City of Fresno's Public Works Department Engineering Division Transportation Planning Section has analyzed this project and determined that development of 84 single-family homes can be expected to generate approximately 823 average vehicle trips per weekday (ADT), with 64 to 87 of those trips occurring during peak hours (please refer to the attached Transportation Planning Section memorandum on Rezone Application No. R-04-04, dated June 17, 2004). The tract will take access from North Polk Avenue and it is anticipated that the majority of these trips would utilize this arterial street. North Polk Avenue has an ultimate capacity of 31,700 to 47,900 ADTs in its fully developed divided configuration. For portions where only the center section (center two travel lanes) are developed, the estimated capacity is at least 10,000 vehicle trips per day. Fresno COG's 2003 Traffic Monitoring Report contains data from a five-year cycle of traffic counting on all major streets in Fresno City and County. The Monitoring Report shows that, north of the McKinley Avenue intersection, North Polk Avenue had 333 northbound daily trips and 513 southbound daily trips (2002 data). Given this low number of ADTs, North Polk Avenue is not near its traffic capacity, even on segments in the project vicinity that are only developed with two travel lanes. The Public Works Department staff has concluded that this project does not have significant adverse impacts upon the City's transportation system, and that its non-significant impacts are mitigable through the City's standard UGM process and project requirements for developments that abut major streets. In concert with the other developments that are approved pursuant to the 2025 Fresno General Plan, the project will be required to install improvements and to pay fees REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. T-5251/UGM, Rezone No. R-04-04 Page 6 March 23, 2005 toward development of the major street system as outlined in the Public Facilities Element of the General Plan, and will be required to provide for the installation of traffic control measures (such as signals and stop signs) installed per UGM policies and per ongoing traffic studies (which involve the cooperation of Fresno County for intersections having one or more unincorporated corners). A Caltrans December 21, 2004 project comment letter (copy attached) asserts that MEIR No. 10130 prepared for the 2025 Fresno General Plan did not address cumulative impacts to transportation and air quality for projects such as this. The MEIR did, in fact, analyze full buildout of the land uses proposed in the 2025 Fresno General Plan and West Area Community Plan, did provide mitigation measures for this development, and the City Council did make findings of over- riding considerations for any significant transportation and air quality impacts which may remain after feasible mitigation measures had been implemented. Appendix 2 of the MEIR shows that Polk Avenue is expected to maintain a Level of Service C with full implementation of MEIR mitigation measures. Therefore, additional analysis of this project, which is of a size below that requiring a specific traffic impact study, is not warranted. The City considered Caltrans comments in preparing the initial study, and considered the subsequent correspondence in preparing this staff report, and determined that this project does not create any impacts, including cumulative impacts, that were not identified in the MEIR. Therefore, City staff recommends that a Finding of Conformity is appropriate without imposing additional mitigation measures as requested by Caltrans. Although the City has met its legal obligations for addressing impacts to the transportation system for purposes.of CEQA, the City has not ruled out working with Caltrans to obtain fees for the state highway system for development projects. At this time, the City is working with Caltrans to develop a legally permissible means for collecting impact fees. A legally permissible means for collecting impact fees under the Mitigation Fee Act (California Government Code §§ 60000, et seq.) among other things, would require a capital improvement plan, a nexus/rough proportionality study that demonstrated a property owner/developer's proportionate share of costs to those capital improvements, and an accounting system for using funds collected. Along with other cities and Fresno County, the City of Fresno has partnered with the Fresno County Council of Governments and Caltrans on a regional study for the greater Fresno-Clovis- Madera Metropolitan ,area. This study may provide the nexus/rough proportionality study necessary for determining a developer's proportionate responsibility for capital improvements to the state highway system. In addition to a proportionate share study, a mechanism would be needed for the City to collect monies and to either hold those monies, or hand over those monies to a separate agency, for improvements to facilities the City does not control or maintain. The City has offered to cooperate with Caltrans in developing such a mechanism, including using the model used by the City for collecting fees for FMFCD, entering into a Joint Powers Authority, and/or entering a Memorandum of Understanding. 1 REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. T-5251/UGM, Rezone No. R-04-04 Page 7 --- - March 23, 2005 Local Streets and Access Points Local interior streets in the tract will be public streets and will have a capacity for up to 1,000 average daily vehicle trips. None of the local streets are expected to carry traffic volumes that would exceed this capacity. The Public Works Department Transportation Planning Section has reviewed this project and set requirements for major street access. This project will provide two entry streets accessing North Polk Avenue, both of which will be limited to right-in and right-out turns. Landscaping/Walls: The developer will be required to install and maintain a masonry soundwall along North Polk Avenue, behind a 20' deep landscape strip, within the limits of the tract (i.e., on the sides of the two tract lots abutting Polk Avenue). This landscape strip is eligible for annexation into a City Community Facilities District for landscape maintenance. Street trees are required to be installed along North Polk Avenue (and may be incorporated into the landscape strip), and along all local streets on the interior of the tract. Front yard landscaping is required per 2025 Fresno General Plan design standards and West Area Community Plan policies. Landscape and irrigation plans are required to be approved prior to approval of the final tract map. Water Resources and Public Water Supply The applicant is required to implement 2025 Fresno General Plan public facilities and resource conservation policies, as well as MEIR No. 10130 mitigation measures, to provide for a safe, sustainable, and reliable water supply for this project. These measures include providing for construction of water supply and conveyance infrastructure, payment of UGM fees to proportionately reimburse the cost of installation of the 14-inch water transmission grid main in North Polk Avenue, and payment of UGM fees toward completion water wells with on-site treatment facilities. Water mains are required to be installed throughout the tract and connected to the grid main at two points. Separate water services, with meter boxes, shall be provided for each lot with payment of connection fees. Per Fire Prevention Bureau standards, 1,500 gpm flows are required.to be available for the residential fire hydrants that the developer is required to install in the project. Sewage Collection and Treatment The Department of Public Utilities has determined that, with standard requirements for infrastructure improvements (including UGM provisions and mitigation measures required by MEIR No. 10130), there is adequate sewer collection and treatment capacity for this project. Several major wastewater facility improvements have been implemented by the Department of Public Utilities in order to accommodate population growth, employment, and related development in the Fresno-Clovis Metropolitan Area. The Regional Wastewater Treatment and Reclamation Facility has been upgraded to enable processing of 80 million gallons per day (mgd), sufficient to REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. T-5251/UGM, Rezone No. R-04-04 Page 8 March 23, 2005 accommodate the volume of wastewater to be generated by this proposed project and other planned urban development in the area. Improvements at the Wastewater Treatment and Reclamation Facility are ongoing to enhance the wastewater treatment process to produce better quality effluent, and sludge recycling facilities. The proposed subdivision will connect to the public wastewater treatment system by means of a 10-inch sanitary sewer main located in North Polk Avenue. A proportionate share of cost for major sewer collection facilities in the project vicinity is to be assessed for this project under the UGM program, and sewer connection fees are required for each lot to provide for regional collection and treatment infrastructure. The subdivider is required to design and install sewer lines to City standard for the local streets of the project, and each lot is required to have a separate sewer connection to the public system. Drainage and Flood Control Fresno Metropolitan Flood Control District (FMFCD) is a special district chartered by State legislation for the purpose of providing for flood control and drainage facilities in the central portion of Fresno County (in the Fresno-Clovis Metropolitan Area and eastward). Through FMFCD's contractual agreement with the City of Fresno, all development projects are required to comply with FMFCD project conditions. FMFCD assesses fees on residential subdivisions to pay for drainage basin and storm drain facilities. FMFCD also reviews grading plans to ensure that tract lots drain to the street, where the curb and gutter act as the first part of the stormwater collection and conveyance system. This project is located partially in FMFCD Drainage Area "Cl." FMFCD drainage facility fees assessed for this tract are $118,069 (as of FMFCD's January 26, 2005 Notice of Requirements, attached to tract map conditions). FMFCD is not recommending that temporary on-site drainage facilities be provided, if permanent facilities are installed as required. In order to provide for major storm event relief, a drainage easement with swale or other structure will need to extend form the school site to the north, through one of the tract lots, and to the local street system within the tract. Owners of the rural residential parcels south of Tract 5251/UGM are resistant to allowing a drainage easement from the southwest corner of the tract, through their property, to West McKinley Avenue. The applicant's engineer has been consulting with Fresno Metropolitan Flood Control District on alternatives, and FMFCD's Master Planning Division is considering an alternative whereby tract drainage would alternatively be directed to North Polk Avenue using the route of tract streets. FMFCD is not yet prepared to provide a revised Notice of Requirements. This issue will be revisited, and the tract's proposed drainage design will be reviewed again, when detailed grading and drainage plans are prepared for Tract 5251/UGM. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. T-5251/UGM, Rezone No. R-04-04 Page 9 March 23, 2005 Subdivision Lot Sizes and Dimensions: T-5251/UGM is consistent with the proposed R-1/UGM zoning and with 2025 Fresno General Plan goals for efficient land use, compact development and aesthetics. All the parcels are at least 6,000 square feet in size, and conform to the West Area Community Plan policies. The applicant affirms that West Area Community Plan setback requirements may be accommodated on the parcels abutting the "embedded" rural residences. TENTATIVE TRACT MAP No. T-5251/UGM Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of Findings Nos. 2 through 5, below, is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 1. The proposed subdivision map, together with its design and improvements, is consistent with the 2025 Fresno General Plan and the West Area Community Plan because the land use element diagrams of these plans designate the site for Medium Density Residential land uses and Fresno Municipal Code Section 12-403-6-2.b(1) allows the proposed 4.91 units per acre to be held consistent. The project design meets the applicable General and Community plan policies and zoning ordinance criteria for development. 2. This site is physically suitable for the proposed type and density of development because conditions of approval will insure adequate access and drainage on and off the site. 3. The proposed subdivision design and improvements are not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized nature of the area in which the site is located and the area's long-term developed uses for agriculture and rural residential development. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval will insure that the subdivision conforms with City health and safety standards including (but not limited to) the extension of sanitary sewer service and a large community water system utility to each dwelling. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No.T-5251/UGM, Rezone No. R-04-04 Page 10 March 23, 2005 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and the local Subdivision Ordinance. Based upon plans and information submitted by the applicant and recommended conditions of project approval, staff has determined that these findings can be made. Subdivision Conditions of Approval 1. Development shall take place in accordance with the Vesting Tentative Tract Map No. 5251/UGM exhibit dated March 4, 2005 (corrected from the original December 20, 2004 version to reflect street name changes and installation of the drainage swale from the school site to the north). 2. Development shall take place in accordance with the proposed Conditions of Approval for Vesting Tentative Tract No. 5251/UGM, dated March 23, 2005. 3. Development shall take place in accordance with the Master Environmental Impact Report (MEIR) mitigation measures identified in the Finding of Conformance with the 2025 Fresno General Plan MEIR pursuant to Environmental Assessment No. T-5251/R-04-04, dated February 25, 2005. Planning Commission action on Vesting Tentative Tract Map No. 5251/UGM and Tract Map Conditions shall be final unless the Commission's decision appealed to the City Council. REZONING APPLICATION No. R-04-04 Finding of Plan.Consistency for Rezoning The proposed rezoning of 17.95 acres of subdivision property from RR (Rural Residential, Fresno County zoning) to R-1/UGM (Single Family Residential District/Urban Growth Management Area) is consistent with, and implements, the adopted West Area Community Plan and the 2025 Fresno General Plan. The Commission's recommendation on this rezoning application will be forwarded to the City Council for final action. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. T-5251/UGM, Rezone No. R-04-04 Page 11 March 23, 2005 CONCLUSION/RECOMMENDATIONS Based upon information in the record, and consistent with provisions of the Subdivision Map Act and the Fresno Municipal Code, staff recommends that the Commission make the required findings and enact the following: 1. APPROVE the Finding of Conformance with General Plan Master Environmental Impact Report (MEIR) No. 10130 and the Mitigation Measure Checklist prepared for this project pursuant to Environmental Assessment No. T-5251/R-0404. 2. APPROVE Vesting Tentative Tract Map No. 5251/UGM, subject.to compliance with the Tract Map Conditions of Approval dated March 23, 2005 3. RECOMMEND that the Fresno City Council approve the Finding of Conformance with General Plan Master Environmental Impact Report (MEIR) No. 10130 and the Mitigation Measure Checklist prepared for Environmental Assessment No. T-5251/R-04-04;. and approve Rezoning Application No. R-04-04 to rezone the subject property from RR (Fresno County zoning) to R-1/UGM. Attachments: Vicinity Map Aerial Photo Vesting Tentative Tract Map No. 5251/UGM exhibit, dated March 4, 2005 Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM Letters from CalTrans District 6, dated December 21, 2004 Finding of Conformance with the 2025 Fresno General Plan MEIR No. 10130 prepared pursuant to Environmental Assessment No. T-5251/R-04-04 and MEIR Mitigation Monitoring Checklist JASBPR0J\VTM-5251,R-04-04 13 PC Report.wpd 44yta,re C�elrt + i�g°F C x1 ��Y&•r` � �1 �t � �� x x a �!d r� .1r -� � �� kti r�� t^�>•�..4 y�1?'"d �, s1��3,"$.x�"�J n _ � d �:ar r SI �K ; re w, j V { fi L Wt, L fu. T f � a R d 7 � i ?Sl F N•`r ai, d�` li� C.d > .w:;e�, ix �� 'Mi'�z s. 'w'e s °� � } S r �a• �'N-5 �3_ ,raa. aj t'.'.r�rESFW" ^1 ��`'t,➢fn.+! 5`�9IS"hR $ u'ip'�'.'�. .,N'*SL..2R .;!'F�R(T..,-!.,' PLANNING DEVELOPMENT VICINITY 31AP N DEPARTMENT VESTING TENTATIVE TRACT MAP • . 52511UGM REZONE APPLICATION NO. 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'. `s Gni � .. ■ I _ yys ''� _—k-----'----- - - - - - -------- -- __ _ Imp fig HEI,��.�2<pp��pgy••pBg�� 2gVIR R g�Rt915§$¢ CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT VESTING TENTATIVE TRACT MAP NO. 5251/UGM CONDITIONS OF APPROVAL March 23, 2005 West side of North Polk Avenue, between West McKinley and West Clinton Avenues All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements." NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 5251/UGM entitled Exhibit A," dated March 4, 2005 and depicting an 84-lot single-family residential tract, the subdivider may prepare a Final Map in accordance with the approved tentative map and in accordance with these conditions. It is noted that the following street name changes to Exhibit A must be made: North Carengie Avenue shall be changed to North Carnegie Avenue; West Normal Avenue shall be changed to West Cotton Avenue; North Rosendo Avenue shall be changed to North Ivanhoe Avenue; North McCaffrey Avenue shall be changed to North Rosendo Avenue; and North Wheeler Avenue shall be changed to North McCaffrey Avenue. 2. Rezone Application No. R-04-04 must be approved by the Fresno City Council and in effect, and this subdivision must be annexed to the City of Fresno, prior to issuance of any construction permits for subdivision homes and related improvements. Development and use of this property is subject to compliance with the mitigation measures specified in City of Fresno Environmental Assessment (EA) No. T-5251/R-04-04. 3. The subdivider shall submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 2 (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. Stormwater pollution prevention regulations must be complied with during project grading and construction and shall be complied with by development on lots in this tract as may be required by National Pollutant Discharge Elimination System regulations jointly administered by the California Environmental Protection Agency/Water Quality Control Board, Fresno Metropolitan Flood Control District, and the City of Fresno pursuant to area-wide stormwater discharge permits and inter-agency agreements. 4. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 5. Pedestrian, public utilities, and landscape easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187," City Policy with Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water service, sewering, and inspections in accordance with the City of Fresno Master Fee Schedule (City Council Resolutions Nos. 79-606 and 80-420) and any amendments, modifications, or additions thereto; and in accordance with.the requirements of State law as related to vesting tentative maps. 8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 3 and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 10. Proposed Easements, any proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs), and any proposed instruments for the owner's association are to be submitted by the subdivider to the Planning and Development Department for review prior to Final Tract Map approval (Ref.: Fresno Municipal Code Section 12-1026). Said documents are to be recorded with the Final Tract Map(s); alternatively, recorded documents or documents for recording shall be submitted by the subdivider to the Planning and Development Department prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the owner's association for street and landscaping maintenance (in the absence of this tract's annexation to the City's Community Facilities District; refer to Conditions Nos. 15 and 16, below), and other provisions as stated in the Development Department Guidelines for preparation of CC&Rs dated January 11, 1985 11. Relinquish direct vehicular access rights to North Polk Avenue (the designated arterial street alignment abutting the eastern boundary of the subdivision) for all lots within this subdivision. LANDSCAPING AND WALLS 12. The subdivider shall provide a 20-foot (20') deep landscape and pedestrian easement, landscaping, and irrigation system for the landscaping, along the east side of lots which side-onto North Polk Avenue (refer to attached West Area Community Plan Policies applicable to this subdivision, specifically Policy No. W-3.b). This landscaping shall be installed concurrently with street improvements. Landscape plans shall conform to City of Fresno xeriscape standards, 2025 Fresno General Plan Design Guidelines (copy appended hereto), and Public Works Department street tree requirements; anti-graffiti landscaping shall be required to protect any masonry walls constructed along streets. Improvement plans for landscaping and irrigation systems shall be submitted to the Planning and Development Department and the Public Works Department Engineering Division for review. These plans are required to be approved by the City prior to Final Map approval. 13. A six-foot (6') high solid masonry wall with exterior aesthetic finish shall be constructed at the rear of these required landscape and pedestrian easement (in the side, yards of lots which side onto North Polk Avenue), to meet the requirements of Fresno Municipal Code Sections 12-1011(f)(3) and 12-306-H. Construction plans for this wall, showing architectural appearance and location on the tract, shall be submitted to the Planning Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 4 and Development Department for review prior to Final Tract Map approval. When the grading plan establishes a top of slope beyond the required landscape easement noted, and the construction of the required wall is to be established coincident with the top of slope, then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 14. Walls required under Condition No. 13, above, shall incorporate corner cut-off provisions for safe visibility at the intersections of local tract streets and North Polk Avenue. Tract lots proposing walls and fencing shall also provide comer cut-off areas at the intersections of local interior streets. In accordance with FMC Section 12-306-H-3.d., corner cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic approaching an intersection. They are a triangular area formed by the property lines and a diagonal line adjoining points on the property lines, measured a specific distance from the point of their intersection. At the intersections of streets, this distance is 30 feet. The corner cut-off area shall be landscaped (including an irrigation system), and may be included within the City's Community Facilities District. 15. The landscape buffer and walls required along major streets shall be preserved and maintained through annexation of this subdivision to the City's Community Facilities District, or, through a homeowners association formed by the subdivider pursuant to CC&Rs (please refer to the attached memorandum from Joe Paff of the City of Fresno Public Works Department, dated March 17, 2005). 16. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District for local street, landscaping, and sidewalk/curb/gutter maintenance, he/she shall be required to provide the City of Fresno Department of Public Works with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. BUILDING SETBACKS 17. Building setbacks shall be in accordance with the R-1 (Single Family Residential) zone district (FMC Section 12-211.5-E) except as modified herein. 18. Rear yard setbacks of tract lots shall be modified per West Area Community Plan Policy No. W-6-a when such lots (1) abut rural residential parcels of 0.5 to 2.0 acres in size; and (2) have at least one dwelling unit (refer to attached West Area Community Plan Policies applicable to Tract 5251/UGM). 19. Lots 47 and 54 are reverse comer lots. The easterly side of Lot 47, and the westerly side of Lot 54, shall require a fifteen-foot (15') building setback plus thirty-foot (30') corner cutoff building setbacks for safe ingress and egress visibility. 20. Ten-foot (10') building setbacks are required on the northerly sides of Lots 55, 62, 63, and 70 ("Key Lots"), in accordance with Fresno Municipal Code Section 12-1011. Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 5 21. No structures (excepting the required masonry wall) shall encroach into the required landscape strips along North Polk Avenue (refer to Conditions Nos. 12 and 13, above). INFORMATION 22. The subject property is planned for light industrial use and is proposed to be zoned R-1/UGM, Single Family Residential District/Urban Growth Management Area. The West Area Community Plan and 2025 Fresno General Plan provide development standards for this site. Recommendations made by the West Area Citizens Advisory Committee have been incorporated into the subdivision design and project conditions (refer to the attached copy of applicable West Area Community Plan Policies and Condition No. 44, below). A copy of the Design Guidelines adopted for the 2025 Fresno General Plan is attached for reference. 23. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Central Unified School District in accordance with the school district's adopted schedule of fees (refer to the attached January 10, 2005 letter from Central Unified School District). 24. Provide a fifteen-foot (16) by twenty-foot (20') exclusive easement for telephone facilities along the east property line of Lot 1, abutting the proposed landscape easement (refer to communication received from SBC, dated January 7, 2005). If above-ground equipment is to be installed on this easement, it shall be screened from public view by the proposed landscaping and it shall not encroach into the required corner cutoff area for the comer of West University Avenue and North Polk Avenue. 25. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 26. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating'to the filing of multiple Final Maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. 27. All off-site overhead utilities within the limits of this map shall be undergrounded in accordance with Fresno Municipal Code Sections 8-801, 12-1011, and Fresno City Council Resolutions Nos. 78-522 and 88-229. 28. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building/structure located within subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water.well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 - --- - Page 6 Municipal Code, the requirements of the San Joaquin Valley Unified Air Pollution Control District, Fresno County Environmental Health, and the City of Fresno Department of Public Utilities Water Division. 29. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: 559-268-0109; after hours the contact phone number is 559-488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number 916-653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number 805-644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation measures. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 30. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and C. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 7 City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 31. The subdivider shall comply with San Joaquin Valley Air Quality Pollution Control District Rules, including Regulation VIII of the for the control of particulate matter and fugitive dust during construction of this project (refer to the letter from the District, dated January 4, 2005), and the subdivider and successors in interest shall conform to the Indirect Source Review Rule as may be adopted. 32. Solid waste disposal for the subdivision may be provided by the City of Fresno Department of Public Utilities Solid Waste Division. The location and type of solid waste containers for serving parcels in this tract shall be subject to approval of the Solid Waste Manager. Refer to the attached Solid Waste Division memorandum, dated January 12, 2005, which sets specific requirements for accessibility for trash collection vehicles (in addition to the Department of Public Works Engineering Division Transportation Section comments for cul-de-sac and corner radii). There shall be no parking allowed in the street on-the solid waste service day for any cul-de-sac lots (this applies to the frontage of any lot that is, in whole or in part, on a cul-de-sac: Lots 61, 62, 63, and 64). If the project area is to be developed in phases, there shall be no dead-end streets (all streets shall connect to one another), or a turnaround shall be provided at the end of a street. All tumarounds shall be large enough to accommodate a solid waste vehicle with turning radius of 44 feet, and shall be kept clear of all parked vehicles on collection day. Filing covenants on cul-de-sac and dead-end lots is the generally accepted method of advising successors in interest of this requirement. STREET TREES AND PARK SERVICE 33. Comply with requirements set forth in the Public Works Department memorandum of requirements for Vesting Tentative Tract Map No. 5251/UGM, dated January 6, 2005 (contact Nancy Morrison of the Public Works Department Engineering Division at 559-621-8690). Urban Growth Management Requirements for Parks 34. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final map approval. Fee payment may be deferred until time of occupancy in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. FIRE SERVICE 35. The proposed tract is located within three (3) miles running distance to permanent and temporary locations of City Fire Station No. 16. The attached Fresno Fire Department Memorandum, dated January 4, 2005, outlines the fire protection requirements for this subdivision. Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 8 36. Access is acceptable as shown for the overall tentative tract map. There shall be at least two points of access to any phase of the subdivision during construction. Final tract map plans shall be submitted to the Fire Prevention Bureau for review. Urban Growth Management Requirements 37. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of final map approval. Fee payment may be deferred until time of occupancy in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. STREETS AND RIGHTS-OF-WAY 38. The subdivider/developer shall comply with the requirements outlined in the Public Works Department Engineering Division Traffic Engineering memorandum dated January 11, 2005 attached hereto and incorporated herein by reference. Full-width improvements on North Polk Avenue shall be required along Lots 1 and 46 of the tract; however, the full improvements may require deferral, and temporary transition paving may need to be installed, at these frontages due to intervening properties not currently being proposed for development or street frontage improvements. 39. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (most current edition in place at the time an application is made for Final Tract approval). The first order of work shall include a minimum of two points of access to the major streets for any phase of this development. 40. The subdivider shall furnish to the city acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. 41. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract (identify corner cut dedications on all .interior streets). Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the four-foot (4') minimum unobstructed path requirement. 42. Any dead-end streets created by phasing development of this subdivision shall be properly barricaded in accordance with City standards within seven (7) days from the time the streets are surfaced or as directed by the Engineer, and shall conform to Department of Public Utilities Solid Waste Division requirements as noted in Condition No. 32, above. Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 9 43. All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public Works Department. 44. A "safe routes to school" walking path shall be improved along the frontage of the Assessor's Parcel No. 312-351-51, the existing rural residential property that abuts North Polk Avenue and lies between the proposed access streets for this tract(West University Avenue and West Cotton Avenue, abutting tract lots 1 and 46). This path shall be at least four feet (4') wide and asphalt-surfaced, and shall provide an off-street pedestrian route accessible to disabled persons (with curb ramps at West Cotton and West University Avenues to accommodate disabled persons). UGM Requirements: 45. This tract map is in UGM major street zone E-4; therefore pay all applicable UGM fees (refer to Condition No. 63, below, for a list of applicable fees). 46. North Polk Avenue (arterial street): Dedicate and improve North Polk Avenue per the requirements outlined in the Public Works Department Engineering Division Traffic Engineering memorandum dated January 11, 2005. SANITARY SEWER SERVICE 47. Per the Department of Public Utilities Planning and Engineering Division, service to this project shall be provided by means of an existing 10-inch sewer main located in North Polk Avenue. The subdivider and his successors in interest shall comply with the requirements set forth in the Department of Public Utilities Planning and Engineering Division memorandum dated January 11, 2005, attached hereto and incorporated by reference. EXCEPTION: The rural residential homes on Assessor's Parcel No. 312-350-51 shall be required to connect to public sewer system pursuant to the City of Fresno's Mandatory Connection Ordinance. A home on this parcel shall be required to connect promptly if tract development damages, impairs, or renders its on-site wastewater disposal system(s) unusable; or if street construction required for the tract or pursuant to the Urban Growth Management Ordinance would encroach upon any part of the on-site waste disposal system(s). Each home on APN 312-350-51 shall be connected to the public sewer system by means of a separate house branch. If feasible, the house branches should be provided via the sewer mains located in West Cotton and West University Avenue, to avoid construction work on the arterial street. 48. Sewer mains shall be constructed at all locations where the installation of permanent street pavement is required. Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 10 Urban Growth Management Requirements 49. This project is located in Oversize Sewer Area #44, in the Cornelia Trunk Sewer Service Area. Sewer connection charges are due and shall be paid for the project (refer to Condition No. 63, below, for applicable charges). WATER SERVICE 50. The nearest City of Fresno water main capable of serving this project is a fourteen-inch (14") transmission grid main located in North Polk Avenue. In order to provide water service to the tract, the subdivider and his`successors in interest shall comply with the requirements set forth in the Department of Public Utilities Planning and Engineering Division memorandum dated January 11, 2005, attached hereto and incorporated herein by reference. EXCEPTION: If not already connected to the City's public water system, the rural residential homes on APN 312-350-51 shall be required to connect pursuant to the City of Fresno's Mandatory Connection Ordinance. A home on this parcel shall be required to connect if tract development damages, impairs, or renders its water supply well or pipeline unusable. Each home on APN 312-350-51 shall be connected to the public water system by means of a separate house branch. If not already existing, backflow protection shall be installed on landscape irrigation and plumbing fixtures as required for this connection. If feasible, house branches should be provided via the water mains located in West Cotton and West University Avenues, to avoid construction work on the arterial street. If any on-site agricultural well is retained on APN 312-350-51 for irrigation purposes, it shall not be cross-connected with the City's potable water system and backflow protection shall be required and verified. 51. Water mains shall be installed before street improvements and paving. 52. Existing agricultural wells within the boundaries of the proposed development shall be sealed and abandoned in compliance with the California Well Standards, Bulletin 74-90 or current revisions (issued by California Department of Water Resources) and in compliance with City of Fresno Water Division standards. Urban Growth Management Requirements 53. This project is located in UGM Water Supply Area 301S. Payment of appropriate water connection charges is required at the time of final map approval (refer to Condition No. 63, below, for applicable charges). FRESNO IRRIGATION DISTRICT 54. Fresno Irrigation District (FID) has no facilities that would be affected by this tract (refer to the attached letter from FID, dated December 22, 2004). I Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 11 FLOOD CONTROL AND DRAINAGE 55. The subdivider shall be required to pay any applicable storm drainage fees to Fresno Metropolitan Flood Control District (FMFCD) to comply with Fresno Municipal Code Chapter 13, Article 13 (please note that the amount of these fees has change, pursuant to a fee schedule update). These fees may be modified and offset in whole or in part through a drainage agreement executed between the developer and FMFCD. Prior to Final Tract Map approval, provide a copy of a letter reflecting the current fee amount, or a copy of the fully executed drainage agreement. 56. The subdivider shall be required to comply with the specific requirements imposed by FMFCD for the subdivision (or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors), pursuant to Section 13-1307 of the Fresno Municipal Code. FMFCD's Notice of Requirements for Vesting Tentative Tract No. 5251/UGM, dated January 26, 2005, lists the construction and easement requirements and fee obligations of the subdivider/developer. 57. FMFCD's January 26, 2005 Notice of Requirements states that permanent drainage service is available, provided that the storm drain depicted in the attachment to FMFCD's Notice of Requirements (labeled "Exhibit No. 1") is installed. It is noted that FMFCD is considering, and may subsequently approve, an alternative to the drainage inlet and storm drain route from the southwest comer of the subdivision to West McKinley Avenue. This issue shall be resolved prior to Final Map approval. Any proposed amendments to the drainage requirements set-forth in FMFCD's January 26, 2005 Notice of Requirements shall be reviewed and approved by FMFCD and the City of Fresno when detailed grading and drainage plans are prepared for Tract 5251/UGM. 58. FMFCD is not requiring that any temporary on-site ponding basins be created. Any temporary basin constructed for this subdivision requires approval of FMFCD and the City of Fresno, and may only be implemented through a covenant between the City and the Developer prior to final map approval. Temporary basins shall be fenced within seven days of the time a basin becomes operational, and fencing shall conform to City of Fresno Public Works Standard No. P-45. Fresno Mosquito and Abatement District shall be provided access rights and a means of entry for inspection and mosquito abatement activities for all on-site basins (refer to attached map of mosquito abatement districts in the Fresno-Clovis Metropolitan Area). Attached hereto, and incorporated by reference, is a copy of Public Works Standard No. P-62 for temporary on-site ponding basins, and a copy of the City of Fresno's "Guidelines for Ponding Basin / Pond Construction and Management" (guideline document attached). URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 59. The developer of property located within the UGM boundaries shall comply with all sewer, water and street improvement requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 12 the installation of required UGM improvements) in accordance with the requirements of State Law as related to vesting tentative tract maps. 60. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Right-of-Way Acquisition 61. The developer will be responsible for the acquisition of any necessary right-of-way and/or easements to construct required improvements. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, traffic signal installation, and shoulder grading. In general; this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. Easement acquisition will be necessary for installation and relocation of off-site facilities such as sewer and water mains, irrigation pipelines, and drainage facilities. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural. guidance in such acquisitions. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. Right-of-way acquisition in the County of Fresno must be approved by the Fresno County Board of Supervisors. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. FRESNO AREA EXPRESS 62. Fresno Area Express has not imposed any requirements along the street frontage of this tract. Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 13 DEVELOPMENT FEES AND CHARGES 63. This project is subject to the development fees and charges set forth on the following two pages, as estimated by the Planning and Development Department Land Division and Engineering Section. However, it is noted that the developer has previously paid fees through City Assessment District 92. Through that Assessment District credit has been generated toward some City fees. Through the Final Tract Map process, any residual City fees unpaid through Assessment District 92 will be due with the Subdivision Agreement, assessed to each lot, and some may be deferred through a Fee Deferral Covenant to Occupancy(refer to the communication from Frank Saburit of the Planning and Development Department Land Development and Engineering Section, dated June 3, 2004). Pursuant to California Gov't. Code §66020(d)(1), a protest filed pursuant to subdivision (a) shall be filed at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. Each local agency shall provide to the project applicant a notice in writing at the time of the approval of the project or at the time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the amount of the fees or a description of the dedications, reservations, or other exactions, and notification that the 90-day approval period in which the applicant may protest has begun. Improvements and payments shall not be required on or in front of any undeveloped portion of a net acreage of ten acres or more which exists after the division of land. All improvements and payments to be completed with development. SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge* $0.10 / sq. ft. (to 100' depth) C. Oversize Charge* $0.05 /sq. ft. (to 100' depth) d. Trunk Sewer Charge♦ $419/living unit Service Area: Cornelia e. Wastewater Facilities Charge. $2,119/ living unit f. Copper Avenue Sewer Lift Station Charge* N/A g. Fowler Trunk Sewer Interim Fee Surety* N/A h. House Branch Sewer Charge♦ N/A i. Millbrook Overlay Sewer* N/A Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 14 WATER CONNECTION CHARGES FEE RATE j. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. k. Frontage Charge* $6.50 / lineal foot I. Transmission Grid Main Charge* $643 /gross acre (parcels 5 gross acres or more) m. Transmission Grid Main Bond Debt* $243 /gross acre Service Charge (parcels 5 gross acres or more) n. UGM Water Supply Feev Service Area: 301 S $508 / living unit o. Well Head Treatment Fees $221 / living unit Service Area: 301 p. Recharge Feer $0 / living unit Service Area: 301 q. 1994 Bond Debt Service* $60 /living unit equivalent Service Area: 301 DEVELOPMENT IMPACT FEE FEE RATE r. Traffic Signal Charge* $414.69/ living unit S. Northeast Fresno Policing Area* N/A URBAN GROWTH MANAGEMENT FEE RATE t. UGM Fire Station Capital Fee* $1,242 /gross acre Service Area: 16 U. UGM Park Fee* $1,783 /gross acre Service Area: 4 V. Major Street Charge* $3,531 / adj. acre Service Area: E-4 W. Major Street Bridge Charge* $196 /adj. acre Service Area: E-4 Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 15 URBAN GROWTH MANAGEMENT FEE RATE X. UGM Grade Separation Fee* N/A y. UGM Trunk Sewer Charge* N/A Service Area: Z. Street Acquisition/Construction Chargee N/A Fee Notes: + Due at time of development * Deferrable through Fee Deferral Covenant • Due at time of subdivision Attachments: Excerpts from Appendix W of the 2025 Fresno General Plan relating to West Area Community Plan Policies applicable to Vesting Tentative Tract Map 5251/UGM City-Wide Design Guidelines adapted for the 2025 Fresno General Plan Memorandum from Joe Paff, Engineering Technician, Public Works Department, dated March 17, 2005 Letter from Central Unified School District, dated January 10, 2005 Communication from SBC, dated January 7, 2005 Letter from the San Joaquin Valley Unified Air Pollution Control District, dated January 4, 2005, with attachments on dust control, asbestos, and tree planting Memorandum from City of Fresno Department of Public Utilities Solid Waste Division, dated January 12, 2005 Memorandum from Nancy Morrison, the Public Works Department Engineering Division Street Tree Program Coordinator, dated.January 6, 2005 Fresno Fire Department memorandum, dated January 4, 2005 Memorandum from City of Fresno Public Works Department Engineering Division Traffic Planning Section, dated January 11, 2005 Memorandum from the City of Fresno Department of Public Utilities Planning and Engineering Division, dated January 11, 2005 Letter from Fresno Irrigation District, dated December 22, 2004 Conditions of Approval for Vesting Tentative Tract Map No. 5251/UGM March 23, 2005 Page 16 Fresno Metropolitan Flood Control District Notice of Requirements for Tract No. 5251, dated January 26, 2005 City of Fresno Public Works Standard No. P-62 for Temporary Ponding Basin Construction, updated December 2004 Guidelines for Ponding Basin / Pond Construction and Management to Control Mosquito Breeding, dated October 29, 2004 District boundary map and contact information for the two mosquito control/abatement districts serving the Fresno-Clovis Metropolitan Area KXommonWaster Files—Tract Maps\Tract 52517-5251 08 COA.doc EXCERPTS FROM THE 2025 FRESNO GENERAL PLAN RELATING TO VESTING TENTATIVE TRACT MAP 5251/UGM APPENDIX W / WEST AREA COMMUNITY PLAN GOAL: Develop the West Area as a planned community with a complete range of services and facilities for the needs of community residents, in adherence to a set of specific standards for residential, commercial, industrial, and public infrastructure development, with special emphasis 'on minimization of land use conflict between agriculture and urban uses. W-1. OBJECTIVE: Promote compatibility between areas planned for, or committed to, active farming operations and areas planned for urban development. W-1-b. Policy: Develop a program to encourage project development proposals which result in the in-filling of existing urban areas, including small parcels of farmland which have become surrounded by urban uses. W-1-c. Policy: The City of Fresno shall continue to implement its Urban Growth Management (UGM) policies, which encourage orderly development and discourage premature development of land near the planned urban fringe. W-2. OBJECTIVE: Provide comprehensive mechanisms for funding and timely construction of needed public facilities including, but not limited to, streets, sidewalks, drainage facilities (including curbs and gutters), sewer and water utilities, schools, fire stations, law enforcement substations, and parks. W-2-d. Policy: Consider modifying Urban Growth Management policies to increase obligations, for off-site improvements and to establish fees for additional needed public improvements. The following are possible additions to UGM requirements and fees: West Area Community Plan Excerpts Applicable to Tentative Tract Map 5251/UGM Page 2 • provision of pedestrian walkways to allow access along major streets between new subdivisions and neighborhood schools. W-3. OBJECTIVE: Provide streetscapes which create a positive image of the West Area and contribute to the West Area Community's quality of life. W-3-b. Policy: Provide a 20-foot landscaped setback along all designated arterial streets. Planned elements of the city's master trail system may be located partially within this setback. W4. OBJECTIVE: Provide acceptable design standards for single-family residential development, to establish and maintain safe, attractive, and stable residential neighborhoods; to preserve the long-term integrity of the community. W4-a. Policy: Apply the following standards to all development proposed within areas designated for medium-low and medium density residential uses: • in areas planned for medium-low density residential use, minimum lot size shall be 6,000 square feet or larger, except when approved as a clustered planned development pursuant to a special permit. • in areas planned for medium density residential use, clustered and nonclustered planned development tracts shall require a special permit. In such nonclustered planned developments: -lots under 6,000 square feet (reduced-size lots) shall not comprise over 25 percent of all the lots in a final tract map. West Area Community Plan Excerpts Applicable to Tentative Tract Map 5251/UGM Page 3 -reduced size lots shall be at least 5,400 square feet in area and, except for cul-de-sac and corner lots, shall have a minimum width of 60 feet. -reduced size lots shall be distributed throughout a tract. W4-c. Policy: The following design standards shall be required for development of homes and garages in nonclustered residential subdivisions, including planned developments: • single-family residential lots shall not be allowed to front on a designated major street unless it can be satisfactorily demonstrated that no feasible alternative means of access can be provided. Evaluation of alternative means of access shall include the consideration of frontage roads, backup treatment, and substantial redesign of the subdivision proposal. • roofing material shall consist of one of the following, except for roofing used over rear yard patios: -architectural grade. composition roofing guaranteed by the manufacturer for at least 20 years. -cement or clay tile. -treated wood shakes. architectural-grade metal and coated non-glare decorative metal roofing products. • full front yard landscaping and irrigation shall be installed prior to occupancy. • city sidewalk standards adopted in 1993 shall be applied (sidewalks with park strips wide enough to accommodate street trees on both sides of all residential and major streets). If the general plan is amended in the future to change this standard, alternative sidewalk patterns with unitary curb/sidewalk and landscape strips in the right-of-way inside the sidewalk may be considered, subject to the design and implementation of an acceptable street landscape plan. West Area Community Plan Excerpts Applicable to Tentative Tract Map 5251/UGM Page 4 W-6. OBJECTIVE: Establish compatible relationships between housing types and densities, and provide standards for interfaces between urban and rural residential land uses and between single-family and multiple-family residential projects. W-6-a. Policy: The following interface standards shall be mandatory when proposed single-family subdivisions with lots averaging less than 12,500 square feet in size abut one or more rural residential parcel(s) that is/are (1)between one-half and two acres in size and (2)developed with at least one dwelling unit. • There shall be a minimum rear yard building setback according to the following standards: -for single-story structures, the rear yard setback shall be 30 feet. Rear-yard encroachments may be permitted for single- story structures per the provisions of the Fresno Municipal Code. However, in no case shall the rear yard setback be reduced to less than 20 feet by means of these encroachments. -for two-story structures, the minimum building setback shall be 40 feet. For those two-story structures with no rear-facing windows above the first floor, or for those portions of two-story structures which have no rear-facing windows above the first floor, rear yard encroachments may be permitted per the provisions of the Fresno Municipal Code. However, in no case shall the rear-yard setback be reduced to less than 20 feet by means of these encroachments. • There shall be a 6-foot high solid wall or approved architecturally- designed solid fence(meeting requirements of the Fresno Municipal Code) provided along the side and rear property lines between new single-family uses and the above-defined rural parcels. W-6-c. Policy: Lot patterns and sizes shall be arranged to interface appropriately, to maintain compatibility with surrounding uses and improvements (existing and planned), and to facilitate the development of adjacent parcels with similar lotting patterns. CITY-WIDE DESIGN GUIDELINES ADOPTED FOR THE 2025 FRESNO GENERAL PLAN: I. SITE DESIGN PURPOSE OF SITE DESIGN: Promote the improvement of the visual and built environment GENERAL CONSIDERATIONS 1. Site Design combines the three elements of development: 1) buildings; 2) parking and circulation, and 3) landscape and amenities. These aspects must be in proper balance. 2. Buildings shall be designed and sited so as to provide a strong functional relationship to the site and the neighborhood. Required side and rear yards should be utilized and should be integrated into the overall purposeful arrangement. Inaccessible yards and similar outdoor spaces which tend to encourage storage, gathering of trash, and weeds shall be avoided, unless approved by the Director. 3. Natural site amenities shall be recognized. Views, trees, creeks and similar features unique to the site should be preserved and incorporated into development proposals. Such features shall be considered as strong site design determinants. Disruption of existing natural features, particularly older trees, shall be minimized. 4. Building setbacks must relate to the character of the existing streetscape. Where existing streets have been widened, thereby changing setbacks, field analysis of setback needs should be required for new buildings. 5. Site designs shall not negatively impact the immediate environment of the site. 6. Separate vehicular and pedestrian circulation systems shall be provided for larger projects. Pedestrian access to residential developments generally shall not utilize driveways and pick-up areas. Pedestrian linkages between uses in commercial developments shall be emphasized, including distinct pedestrian access from parking areas in large commercial developments such as shopping centers. 7. Provision must be made for bicycles. Bicycle parking in residential developments should be on an all-weather surface and be located close to dwelling unit or residential development entrances. Bicycle parking shall be lockable. 8. On larger commercial sites such as shopping centers, a portion of the total building area shall be located at the street perimeter. Such siting, together with substantial landscape treatment, reinforces and strengthens the streetscape, and helps to screen off-street parking areas. 9. Common driveways, which provide vehicular access to more than one site, are encouraged. 10. Site development shall give consideration to solar access and/or energy efficiency. - 1 - 2025 Fresno General Plan City-Wide Design Guidelines Page 2 11. The siting and orientation of buildings shall respond to the pedestrian and vehicular nature of the street. Buildings on streets of high pedestrian use (such as downtown) should face on, and be directly accessible from, the sidewalk., with minimal interruption by driveways or parking areas. Buildings on streets with heavy vehicular traffic, particularly those with no on-street parking, should provide a major entry for the off- street parking area. 12. Off-street parking facilities need to be located to the rear of sites. Street frontages should be devoted to building architecture and landscaping. Parking should be screened from the street with mounds, vegetative screening, low wall, fencing, or lowered parking grade. (Refer to III. LANDSCAPING, No. 15). 1.3. Screening and buffering, as well as good design, needs to be used to mitigate the effects of trash areas, storage areas, service yards, loading docks and ramps, electrical and other utility boxes, mechanical equipment, and other necessary but unsightly aspects. II. BUILDING DESIGN PURPOSE OF BUILDING DESIGN Development shall improve the visual and built environment of the neighborhood and the City as a whole. GENERAL CONSIDERATIONS 1. No single theme is required in Fresno. Themes may be established for selected parts of the community. They are directed more toward standards of quality and compatibility than toward achieving a uniform appearance. 2. Architectural consistency should exist between all building elevations of a particular structure or complex of structures, including consistent use of materials. Fagade treatments shall consistently encompass all building sides. "False" or "decorative" fagade treatments shall be avoided. All elevations need not look alike; however, an overall architectural sense must occur. 3. Visible rooftops should be treated as building elevations. Such rooftops should be free of mechanical equipment "clutter" in situations where it may be visible from surrounding buildings or structures. Rooftop mechanical equipment is not prohibited, but its design and screening should be incorporated into building design. For example, HVAC non- transitional ducts shall be below the roof structure. 4. Mechanical equipment, including wall air conditioners, should be screened from public view. The design of mechanical equipment screening should be compatible with, and an integral element of, the building structure. Rooftop screening and other mechanical equipment screening should be a minimum of 12 inches higher than the equipment itself. - 2 - 2025 Fresno General Plan City-Wide Design Guidelines Page 3 5. Add-on components such as utility meters, ladders, vent pipes and similar features need to be identified in site plans and not placed as an afterthought in full public view unless screened in an acceptable manner. 6. All proposed buildings or structures should be compatible with the neighborhood character. Building design, however, need not be unduly constrained or limited by structures on adjacent sites. 7. All buildings on the same site should have strong spatial and architectural relationships. When the first portion of a site area is to be developed, a concept plan shall be submitted for the entire site. 8. All building design should achieve a sense of human scale. Wall insets, balconies, window projections, etc. are examples of building elements which may help reduce the scale of larger buildings. 9. Materials should be relatively permanent, requiring minimum maintenance in order to avoid deterioration. 10. Building entries should be protected from the elements and should afford a "sense of entry"for the structure. 11. All designs should be responsive to energy consideration. When energy-conserving devices such as solar heat collector panels are utilized, such devices should be designed as visually integral parts of the structure. 12. Modified standards may be considered for temporary buildings are structures, which are guaranteed to be removed from the site within six (6) months. 13. Each phase of a phased development should be visually complete. Temporary barriers/ walls should be painted and trimmed to compliment the permanent construction. 14. Where buildings are on the border between different uses, there needs to be an appropriate transition. 15. Standardized and corporate design elements must be modified to be consistent and integrated with the surrounding environment. 16. The design of fencing, trash enclosures, and similar accessory site elements should be compatible with the architecture of main buildings and should use a similar palette of materials. 17. Masonry walls and allowable chain link fences shall be designed to accept vegetation, to reduce monotony, and to prevent irregular or unsightly lines. - 3 - 2025 Fresno General Plan City-Wide Design Guidelines Page 4 III. LANDSCAPING PURPOSE OF LANDSCAPE: Landscaping shall be used to improve aesthetics, to soften the harshness of the urban setting, and to create a pleasant human environment. GENERAL CONSIDERATIONS: 1. All site development shall include landscaping, except where determined to be impossible by the Director. 2. Landscaping shall be designed to provide a strong relationship between the site, street frontage, and neighborhood. 3. There should be a consistency of landscape design through a development. All areas within a development need not be identical. Among other things, different landscape themes may be utilized in larger developments to delineate spaces, strengthen a sense of place, and to add movement. Such themes should be consistent within a site. 4. Landscape plans shall indicate all proposed site elements, such as outdoor lighting, signage, fencing, site furnishings, and other site elements. 5. Where possible, existing landscape elements should be incorporated and preserved. Healthy mature trees and tree groupings shall be preserved as design determinants. In sites with mature trees, the development plan, elevations, and landscape shall be required to protect existing trees. Mature trees on project sites shall be protected and preserved as per City of Fresno tree preservation standards. 6. Landscaping shall be incorporated into building and site design. Trellises, arbors, and multilevel type landscaping should be considered. 7. All projects, including exterior modifications, are subject to street tree requirements. Street trees shall meet City requirements. 8. Live plant material shall be used in all landscaped areas. Imitation vegetation is not acceptable. 9. Gravel, colored rock, bark, and similar materials may be used in conjunction with, but not instead of, living ground cover and vegetation. Brick, cobblestone, and wood can be integrated into.pathways and edges where appropriate. 10. Public and employee parking areas shall be landscaped. Such landscaping shall include perimeter screening and interior shading as per City standards. 11. Automatic irrigation is required for all landscape areas; surface piping and tubing are not allowed. 12. Irrigation heads shall not overspray walks, buildings, fences, streets, etc. - 4 - 2025 Fresno General Plan City-Wide Design Guidelines Page 5 13. All property owners shall maintain landscaping consistent with these guidelines. 14. Required setbacks for buildings and landscaping may be averaged, but not less than one-half of the required setback. Proposals for less than one-half of the required setbacks may be considered through a reduced-fee Variance application process. 15. Major street landscaping shall include all of the following: • Double-row, large-scale 20'-on-center tree canopies within public and private landscape areas (curb to end of landscape setback) • Screening of parking through eye-level (as seen from an automobile) design elements, including but not limited to landscaping, fences, artwork, water features, etc. • One hundred percent screening/blocking is not mandatory. • Green shall be emphasized: plant material, size, type, and location. • Project entry/gateways defining sense of place shall be emphasized. IV. SIGNAGE PURPOSE OF SIGNAGE: Signs are intended to identify the location of a place or business or residential development. GENERAL CONSIDERATIONS 1. Sign information is to be limited to the identification of the business name and, when necessary, the business function and business logo. Product advertising shall not be permitted. 2. Signs should be simple and easy to read. 3. Signs are to be limited to the minimum necessary for the proper use of the site. 4. Signing and related graphics must relate to the overall building and site design. Signing considerations should be made during the building design stages so that signage and graphics are architecturally incorporated into those buildings. 5. Unusual architectural features (such as the "golden arches") used as a logo shall be considered and reviewed as part of the sign proposal. 6. Use of individual letters for all signing is preferred and encouraged over cabinet signs. Where cabinet signs are utilized, such cabinets must be an integral design element of the building or structure. - 5 - 2025 Fresno General Plan City-Wide Design Guidelines Page 6 7. Master sign programs shall be prepared for multiple-occupancy buildings. 8. Complete sign programs for entire buildings or building complexes should be included with the architectural review of a signing request for any portion of a multiple-occupancy building. This also applies to existing buildings without any sign program. A long-term sign program must be established. 9. The light source of externally illuminated signs should not be visible. 10. Murals shall be subject to sign review. - 6 - City of r g PUBLIC WORKS DEPARTMENT DATE: March 17, 2005 REVISED TO: SANDRA BROCK, Planner III Planning and Development Department FROM: JOE PAFF, Engineering Technician. Public Works Department J SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5251 AND COMMUNITY FACILITIES DISTRICT 1. If approved by Council, the following features may be maintained by a Community Facilities District. ■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street easements (including median to center of median) and the landscape easements along the property lines that border N. Polk Avenue including the length of Polk Avenue between lot 46 and lot 1 ("Not a Part"section.) ■ Maintenance of all Sidewalks and Street Furniture located within landscaped easements and street rights-of-way adjacent to N. Polk Avenue and bordering the tentative map. ■ Maintenance of all interior Local Street Pavement, Curbs and Gutters, Sidewalks, Medians and Street Furniture as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance of all Street Lights as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. 2. Should the owner/developer choose to not be included within a CFD for the maintenance of the items listed in section 1 above, the property owner/developer shall privatize all common areas, including streets, within the tentative map and provide for the maintenance of all of the above items by the property owners. 3. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final map submission to the Development Department for processing. Any change affecting the Items in these conditions requires revision of this letter. If you have any questions, please call me at 621-8695 c:PW File No. 10770 FIe:\wordlcfd2\ttmaprevieM#5251 CENTRAL UNIFIED SCHOOL DISTRICT Educ 4605 NORTH POLK AVE • FRESNO, CA 93722-5334•(559)276-5206-Ipowe116ycenera1usd.k 12.ca.us DISTRICT SUPERINTENDENT 00Z, DjS`S¢ Larry L. Powell January 10, 2005 TRUS' City of Fresno � F�iN��S �S Cindy EPlanning Department Of��yjJudith Ge 2600 Fresno Street pig!(��lo2-0 (SF Theresa H; Fresno, CA 93721 Diani Phil Rt, Mike Attn: Sandra Brock Subject: File No.: TT 5251 Central Unified School District has the following conditions/comments for the above project(s): The proposed project will add approximately 48 K-12 grade students to the District's average daily attendance. . Number of tract lots = 84 Grade Level: # of Students Generated K-6 grade students 30 7-8 grade students 8 9-12 grade students 10 K-12 grade (total) 48 Condition of approval: 1. School Developer Fees shall be paid on all new residential construction within the proposed subdivision, in accordance with a resolution adopted by the Central Unified School District, pursuant to Government Code section 65995 and Educational Code section 17620. 2. Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the proposed subdivision in a manner consistent with the existing subdivisions in the area and to City standards. The District will be able to accommodate these new students at the schools of attendance indicated below. To offset the cost to house these students, the District currently levies development fees of $2.24 per square foot for residential development and $0.36 per square foot for commercial / industrial development. GEOFFREY M.GARRATT JOHN MULLIGAN SARAH KOLIGIAN Assistant Superintendent, Personnel Assistant Superintendent, Business Assistant Superintendent, Instructi( (559)276-5224 (559)276-5200 (559)276-3115 FAY/SSC1 97R-9Qfl'i CaY MCC o7r_nann CAV iCCn% n7C —nn 1/10/2005 TT 5251 Page 2 As a point of information, development fees are subject to increase every two years by the State Allocation Board. Any new development on the property will be subject to the development fees in place at the time development fee certificates are obtained. Sidewalks on both sides of interior and exterior streets provide the necessary identifiable boundary between students and traffic, and provide a safe place for students walking to and from existing school sites.and/or bus stops. Bus transportation is currently provided for: • K-8" grade students residing at least one mile or more from their school of attendance; • 9"'-12th grade students residing at least two miles or more from their school of attendance. At this time however, a safe walking route does not exist to either the middle or high schools identified below and until such time that a safe walking route is established, bus transportation will be provided to those students. The District has concluded using interior subdivision streets are not adequate or safe for bus turning and/or navigation movements. Polk Elementary school is located immediately north of the proposed subdivision. Therefore, the District will use Polk Elementary as the designated bus sto P. The following school of attendance information is provided: Elementary School Information: School Name: Polk Elementary Address: 2195 N. Polk Ave. Telephone: 274-9780 Middle School Information: School Name: EI Capitan Address: 4443 W. Weldon Ave. Telephone: 276-5270 High School Information: (a) School Name: Central High School — East Campus Address: 3535 N. Cornelia Ave Telephone: 559-276-0280 1/10/2005 TT 5251 Page 3 (b) Currently, Central High School - West Campus is a mandatory attendance 9th grade school with optional programs for grades 10th -12th. The California Department of Education has current API scores - see: hftp://www.cde.ca.gov/ta/ac/ap/index.asp (however this site does not have current District enrollment data - see: http://www.ed-data.kl2.ca.us/.) District.a.ppreciates the opportunity to comment on above protect. Should you have questions or need additional information, please contact me at 559-276-5203 or ddeel(@centralusd.k12.ca.us. Sincerely, David Deel Facilities Planning Manager Sandra Brock - Tentative Tract No. 5251/UGM From: "DAILY, DONALD E (PB)" <dd7368@s11--1c.com> To: <sandra.brock@ci.fresno.ca.us> Date: 1/7/2005 11 :17:13 AM Subject: Tentative Tract No. 5251/UGM To confirm SBC requirements as I presented at yesterday's Subdivision Review Committee meeting: SBC requires a 15' x 20' exclusive easement for telephone facilities anywhere along the proposed east property line of Lot 1, abutting the proposed landscape easement. If the developer provides me with a legal description and exhibit map, I will incorporate them into our standard grant of easement for the owner(s) of record to execute. Thank you, Don Daily Right of Way Manager Public Works Coordinator Office: (559) 228-7020 Fax: (559) 221-8639 SBC California San .Joaquin Valley Air Pollution Control District January 4, 2005 Reference No. 825DEV2004 Sandra Brock _ Planning and Dev. Dept. 2600 Fresno St., Third Floor Fresno, CA 93721 Subject: R-04-04 (APN 312-350-38 & 312-350-39) Dear Ms. Brock: The entire San Joaquin Valley Air Basin is classified non-attainment for ozone and fine particulate matter (PM10). This project would contribute to the overall decline in air quality due to increased traffic and ongoing operational emissions. Although this project alone would not generate significant air emissions, the increase in emissions from this project, and others like it, cumulatively reduce the air quality in the San Joaquin Valley. A concerted effort should be made to reduce project-related emissions as outlined below: The following items are rules that have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. The applicant should be aware that District rules are periodically amended, and new rules are promulgated. Development will be subject to the rule versions in effect at the time of construction. Current District Rules can be found at htti)://www.valleyair.org/rules/lruieslist.htm. Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including construction, road construction, bulk materials storage, landfill operations, etc. A compliance assistance bulletin has been enclosed for the applicant. A template of the District's Dust Control Plan is available at: hfp://www.valleyair.org/busind/comply/PM 10/forms/DCP-Form%20-1/x2010-14- 2000.pdf. Regulation Vlll for a Residential Site: If a residential project is 10.0 or more acres in area, a Dust Control Plan must be submitted as specified in Section 6.3.1 of Rule 8021. If a residential site is 1.0 to less than 10.0 acres, an owner/operator must provide written notification to the District at least 48 hours prior to his/her intent to begin any earthmoving activities.(see section 6.4.1.). Ms. Brock January 4, 2005 R-04-04; TSM 5152 Page 2 Rule 4002 (National Emission Standards for Hazardous Air Pollutants). In the event that any portion of an existing building will be renovated, partially demolished or removed, the project will be subject to District Rule 4002. Prior to any demolition activity, an asbestos survey of existing structures on the project site may be required to identify the presence of any asbestos containing building material (ACBM). Any identified ACBM having the potential for disturbance must be removed by a certified asbestos-contractor in accordance with CAL-OSHA requirements. If you have any questions concerning asbestos related requirements, please contact Mr. Dwayne England of this office at (559) 230-5973, or contact CAL-OSHA at (559) 454-1295. An Asbestos Requirements Bulletin has been enclosed for the applicant. Rule 4101 (Visible Emissions) This rule prohibits emissions of visible air contaminants to the atmosphere and applies to any source operation that emits or may emit air contaminants. The applicant is must contact the District's Small Business Assistance Office at (559) 230-5888 to receive additional information/instructions. Rule 4102 (Nuisance) applies to any source operation that emits or may emit air contaminants or other materials. In the event that the project or construction of the project creates a public nuisance, it could be in violation and be subject to District enforcement action. Rule 4103 (Open Burning) regulates the burning of agricultural material. Agricultural material shall not be burned when the land use is converting from agriculture to nonagricultural purposes. In the event that the project burned or burns agricultural material, it would be in violation of Rule 4103 and be subject to District enforcement action. Rule 4601 (Architectural Coatings) limits volatile organic compounds from architectural coatings. This rules specifies architectural coatings storage, clean up and labeling requirements. Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) and Rule 4902 (Residential Water Heaters) limit the emissions of PM10 and NOx in residential developments. On July 17, 2003, the District's Governing Board adopted amendments to Rule 4901. Construction plans for residential developments may be affected by section 5.3, specifically: §5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments. Beginning January 1, 2004, Ms. Brock January 4, 2005 R-04-04; TSM 5251 Page 3 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two (2) dwelling units per acre. 5.3.2 No person shall install more than two (2) EPA Phase 11 Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3) dwelling units per acre. 5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per dwelling unit in any new residential development with a density equal to or less than two (2) dwelling units per acre. Rule 4902 (Residential Water Heaters) limits emission of NOx from residential developments. More information about Rule 4901 can be found at our website- www.vallevair.org. For compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at 230-5968. Mitigation The District encourages innovation in measures to reduce air quality impacts. There are a number of measures that could be incorporated into the design/operation of this project to provide additional reductions of the overall level of emissions. (Note: Some of the measures may already exist as City/County development standards. Any measure selected should be implemented to the fullest extent possible.) The measures listed below should not be considered all-inclusive and remain options that the project proponent should consider: Trees should be carefully selected and located to protect the building(s) from energy consuming environmental conditions, and to shade paved areas. Trees should be selected to shade paved areas that will shade 50% of the area within 15 years. Structural soil should be used under paved areas to improve tree growth. A brochure has been included for the applicant. For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/ For Tree Selection see httQ://www.ufei.org/ For Urban Forestry see htto://www.coolcommunities.org http://wcufr6.ucdavis.edu http://www.loc.org/bookstore/energv/downloads/siv treeguidelines.pdf Sidewalks and bikeways should be installed throughout as much of the project as possible and should be connected to any nearby existing and planned open space areas, parks, schools, residential areas, commercial areas, etc., to encourage walking and bicycling. Connections to nearby public uses and commercial areas should be made as direct as possible to promote walking for some trips. Pedestrian and bike- oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths. Sidewalks and bikeways should be designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through the project, and create a safe environment for all potential users (pedestrian, bicycle and disabled) from obstacles and automobiles. Pedestrian walkways should be created to connect all buildings throughout the project. The walkways should create a safe and Ms. Brock January 4, 2005 R-04-04; TSM 5251 Page 4 inviting walking environment for people wishing to walk from one building to another. Walkways should be installed to direct pedestrians from the street sidewalk to the building(s). Safe and convenient pathways should be provided for pedestrian movement in large parking lots. Mid-block paths should be installed to facilitate pedestrian movement through long blocks (over 500' in length) and cul-de-sacs. Sidewalks should be designed for high visibility (brightly painted, different color of concrete, etc.) when crossing parking lots, streets and similar vehicle paths. Clearly marked and highly visible pedestrian accesses create a safer environment for both pedestrians and vehicles. Pathways through the project should be built in anticipation of future growth. Specifically: As many energy-conserving features as possible should be included in the project. Energy conservation measures include both energy conservation through design and operational energy conservation. Examples include (but are not limited to): Increased energy efficiency (above California Title 24 Requirements) See http://www.energy.ca.gov/title24/. Increased wall and ceiling insulation (beyond building code requirements) Energy efficient widows (double pane and/or Low-E) Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at http://www.agmd.goy/business/brochures/zerovoc.htmi High-albedo (reflecting) roofing material. See http://eetd.lbi.gov/coolroof/ Cool Paving. "Heat islands" created by this and similar projects contribute to the reduced air quality in the valley by heating ozone precursors. See http://www.harc.edu/harc/Proiects/CoolHouston/ , http://eande.lbl.gov/heatisland/ Radiant heat barrier. See http://www.eere.energy.clov/consumerinfo/refbriefs/bc7.htmi Energy efficient lighting, appliances, heating and cooling systems. See http://www.energystar.gov/ Install solar water-heating system(s) .Install photovoltaic cells Install geothermal heat pump system(s) Programmable thermostat(s) for all heating and cooling systems Awnings or other shading mechanism for windows Porch, patio and walkway overhangs Ceiling fans, whole.house fans Orient the unit(s) to maximize passive solar cooling and heating when practicable Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels) See http://www.eere.energy.gov/RE/solar passive.html Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows etc. See http://www.advancedbuildings.org Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape maintenance equipment Bicycle parking facilities for patrons and employees in a covered secure area. Bike storage should be located within 50' of the project's entrance. Construct paths to connect the development to nearby bikeways or sidewalks. See http://www.vtpi.org/tdm/tdm85.htm Employee shower and locker areas for bicycle and pedestrian commuters On-site employee cafeterias or eating areas Ms. Brock January 4, 2005 R-04-04; TSM 5251 Page 5 Low or non-polluting landscape maintenance equipment (e.g. electric lawn mowers, reel mowers, leaf vacuums, electric trimmers and edgers, etc.) Pre-wire the unit(s) with high speed modem connections/DSL and extra phone lines Natural gas fireplaces (instead of wood-burning fireplaces or heaters) Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to encourage the use of gas and/or electric barbecues Low or non-polluting incentives items should be provided with each residential unit (such items could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.) Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site More information can be found at: http://www.lgc.org, http://www.sustainable.doe.gov/, http://www.consumerener-qvicenter.org/index.htmI http://www.ciwmb.ca.gov/GreenBuilding/ Project design should use models put forward by the Local Government Commission (LGC) in the "Smart Growth Guidebook," such as; street block patterns that form an interconnected grid, short block faces, numerous alleys and narrow streets. The LGC website http://www.lgc.org contains valuable information and resources on subjects from street design to energy efficiency. The applicant/tenant(s) should implement measures to reduce the amount of vehicle traffic to and from the project area that further reduce air pollution in the valley. This could include such provisions as encouraging employees to rideshare or carpool to the project site, preferential parking spaces for employees who participate in carpooling or vanpooling, incorporating a compressed workweek schedule, or incentives for employees who use alternative transportation. Check out the "Spare the Air" section of our website www.vallevair.org Or The applicant should implement measures to reduce the amount of vehicle traffic to and from the project area that further reduce air pollution in the valley. This could include providing an information center for residents to-coordinate carpooling. Check out the "Spare the Air' section of our website www.vallevair.org The project should include as many clean alternative energy features as possible to promote energy self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity systems, small wind turbines, etc. Rebate and incentive programs are offered for alternative energy equipment. More information can found at- http://www.dsireusa.orq/, http://rredc.nrel.gov/, http://www.energy.ca.goy/renewables/ Information on biodiesel can also be found at CARB's website- http://www.arb.ca.gov/fuels/diesel/altdiesel/altdiesel.htm and the EPA's website http://www.epa.gov/oms/modelstbiodsi.htm. Construction activity mitigation measures include: Limit traffic speeds on unpaved roads to 15 mph Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with a slope greater than one percent- Ms. Brock January 4, 2005 R-04-04; TSM 5251 Page 6 Install wheel washers for all exiting trucks, or wash off all trucks and equipment leaving the site Install wind breaks at windward side(s) of construction areas Suspend excavation and grading activity when winds exceed 20 mph Limit area subject to excavation, grading, and other construction activity at any one time Use catalyst equipped diesel construction equipment. Minimize idling time (e.g. 10 minute maximum) Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via a portable generator set) Curtail construction during periods of high ambient pollutant concentrations; this may include ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways, and "Spare the Air Days" declared by the District. Implement activity management (e.g. rescheduling activities to reduce short-term impacts) During the smog season (May through October), lengthen the construction period to, minimize the number of vehicles and equipment operating at the same time. Construction equipment should have engines that are Tier II (if available as certified by the Air Resources Board). Engines built after 1998 are cleaner Tier II engines. Tier I and Tier II (2.5 gram) engines have a significantly less PM and NOx emissions compared to uncontrolled engines. To find engines certified by the Air Resources Board, see http://www.arb.ca.gov/msprog/offroad/cert/cert.php. This site lists engines by type, then manufacturer. The "Executive Order" shows what Tier the engine is certified as. For more information on heavy-duty engines, please contact Mr. Kevin McCaffrey, Air Quality Specialist, at (559) 230-5831. Off road trucks should be equipped with on-road engines when.possible. Light Duty Cars and Trucks should be alternative fueled or hybrids. Minimize obstruction of traffic on adjacent roadways. District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements that are associated with this project. If you have any questions or require further information, please call me at (559) 230-5800. i Sincerely, Debbie Johnson Air Quality Specialist c:file City of Department of Public Utilities Solid Waste Division 1325 E. EI Dorado • Fresno, California 93706-2014 (559) 621-1452 www.;resn o.gov January 12, 2005 TO: Sandra Brock, Planner III Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operation Department of Public Utilities, Solid Waste Division FROM: Donna Leslie, Staff Assistantl� Department of Public Utilities, Solid Waste Division _ SUBJECT: TT 5251, Solid Waste Conditions of Approval The Department of Public.Utilities, Solid Waste Division, has completed a review of the Vesting Tenmfiv Tri Nrap= Wluc was sdbnaftted-by-Quad Khop` . -Me-Tollowing requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Department of Public Utilities. General Requirements: • Tract 5251 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste, 1 Green container for green waste and 1 Blue for recyclable material. • The owners, lessees or other tenants of the residential dwellings on service'day, before 6:00 a.m., shall place their solid waste containers at the edge of the curb approximately 4 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards. • Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No Solid Waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m. on the collection day. Suecial Condition: • There shall be no parking allowed in the cul-de-sac on the solid waste service day. Lots 61, 62, 63 and 64 shall be kept clear of all vehicles by 6:00 a.m. !:\Conditions of Approval_TT5251.wpd D E P A R T M E N T O F P U B L I C W O R K S TO: Sandra Brock, Planner I I I Planning Division FROM: NANCY MORRISON, PROGRAM MANAGER, (559.621.8690) DATE: January 6, 2005 SUBJECT: VESTING TENTATIVE MAP OF TRACT 5251 The Department of Public Works has reviewed the Tentative Subdivision Map proposed by LZR, Inc, on engineering drawings plans prepared by Quad Knopf, dated 12.8.04. The DEPARTMENT OF PUBLIC WORKS offers the following comments regarding the STREET TREES, BUFFER LANDSCAPING AND MEDIAN ISLANDS. STREET TREE REQUIREMENT A. Fresno Municipal Code requires one tree per 60 lineal feet of street frontage. The subdivider is required to provide street trees on all public street frontages and buffer landscaping easements. The subdivider is required to provide automatic irrigation for all street trees. The irrigation system shall comply with FMC 12-306-N-23. B. The street tree species are designated for the following rights of way: STREET NAME STREET TREE SPECIES N. Polk Ave. Sopium sebiferum, (Chinese Tallow) W. Cotton Nyssa sylvotica, (Tupelo) W. Carnegie Ave Ginkgo biloba, (Ginkgo) N. Ivanhoe Ave. Quercus virginiana, (Live Oak) N. Rosendo Ave. Nyssa sylvatica, (Tupelo) N. McCaffrey. Ginkgo biloba, (Ginkgo) W. University Ave Pistacia chinensis, (Chinese Pistache) C. Street tree and irrigation requirements will be imposed per lot at the time of site plan review. BUFFER LANDSCAPING& MAINTENANCE REQUIREMENTS A. The subdivider is required to landscape/ irrigation and provide long term maintenance for said landscape in the landscape buffer(s) on North Polk Avenue, fronting lots I and 46. The subdivider may accomplish this by petitioning for annexation in the Community Facilities District, or may form a Home Owner's Association. B. Buffer Maintenance Through Annexation to the Community Facilities District Landscape and Irrigation plans are required and shall be submitted to THE DEPARTMENT OF PUBLIC WORKS for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the THE DEPARTMENT OF PUBLIC WORKS street construction plan set for the final map. These fees are applicable when the subdivider elects to Department of Public Works comments T-5251 Tentative 1' January 6.2005 pag maintain the buffer landscaping by annexing to the city's Community Facilities District 1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-N -23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. 3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed outside the landscape easement Maximum slopes shall not exceed 4:1 with I' of level ground between the slope and the back of the sidewalk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the THE DEPARTMENT OF PUBLIC WORKS/ ENGINEERING SERVICES DIVISION. 4. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows. 5. No private flags, signs or identification of any kind shall be permitted in the right of way, within the city - controlled easement or on the fence or wall facing the street 6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENT A. MEDIAN ISLAND LANDSCAPING REQUIRED ON NORTH POLK AVENUE: Per FMC Section 12-306-N-24, median landscaping is required. Applicants shall be required to submit plans showing the location and configuration of all median islands fronting the proposed project Existing utilities, including, but not limited to city water lines/service points, sanitary sewer, storm drains, electrical lines, existing landscaping including trees, shrubs,ground cover beds, irrigation facilities, and other miscellaneous landscape features shall also be clearly defined. Median islands shall be landscaped as required by FMC 12-N-306-24. City of rn� FRESNO FIRE DEPARTMENT DATE: 1 5 MEMORANDUM TO: F RCM: y �/� s SENIOR FIRE PREVENTION INSPECTOR SUBJECT: TRACT NO. -5-Z5/ MEETING OF (DATE) : Fire Department Comments are as follows: I . This project is within 3 miles of Fire Station No. ZC 2. This project is ubject to UGM Fire service fees for Fire Stationo N �. 3 . Provide ( residential' hydrants and fire flows per Public Works Standards with two sources of water. 4. Access is acceptable as shown. 5. Access is not acceptable: 6 . This tract is in the Station 21 UGM Fee area and is required to be annexed to the Community Facilities District No. 1 . 7 . Other: 2543I/78I NOTES: • City of CrIlLme-Nk�-Ua:\ - ; m- DATE: January 11, 2005 TO: Sandra Brock, Planner III Development Department, Planning Division THROUGH: Jose Luis Benavides, P.E., Traffic Engineering Manager Public Works Department, Engineering Division FROM: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: TT 5251, Public Works Conditions of Approval (Polk: between Clinton and McKinley) The Public Works Department, Traffic Planning Section, has completed its review of Tentative Tract ME 5251, which was submitted by LZR INC. The following requirements are to be placed on this tentative tract map as a condition of approval by the Public Works Department. General Conditions: Provide curb ramps at all corners within the limits of this subdivision. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. Submit the following plans, as applicable, in a single package, to the Planning and Development Department for review and approval: Street Construction, Signing, Striping, Traffic Signal, Streetlight, Landscape and Irrigation. Frontage Improvement Requirements: Major Streets: Polk Avenue: Arterial 1. Dedicate 55' of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. 2. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct sidewalk to a ten (10) foot residential pattern. 3. Construct twenty (20) feet of permanent paving within the limits of this subdivision. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits c this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 5. Relinquish direct vehicular access rights to Polk Avenue from all lots within this subdivision. Page 1 of 2 C:%Louise\TRACT MAPSIT-5251 POLK BT1NN CLINMON&MCKINLEY.doc Interior Streets: Design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for fifty (50) and fifty-four(54) foot streets. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Pubic Works Standard P-44. (NvNlf' PxofosreD) Specific Mitigation Requirements: 1. This tract will generate 63 a.m. / 85 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is not required. 2. The intersection of a. Polk and University Avenues shall be limited to right-in and right-out turns. b. Polk and Cotton Avenues shall be limited to right-in and right-out turns. 3. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. 4. Provide full offsite improvements on University and McCaffrey adjacent to APN 312-350-38 (Not a S. utAI\1 E�.'5t7\L : M11k 250art ' t2FlDIOS UGM Requirements: This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees. Polk Avenue:Arterial 1. Dedicate and construct (2) two 17' center section travel lanes and a raised concrete Median Island within the limits of this subdivision. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. 2. Dedicate and construct the two center 17-foot lanes separated by a 16' median from the southeast corner of this subdivision to the intersection of Polk and McKinley. Construct a raised concrete median with a 250' left turn pocket for southbound traffic.at Polk and McKinley. 3. Dedicate sufficient right-of-way and construct additional paving for southbound to northbound U-turns at Polk and McKinley. See Exhibit "B". 4. APN 312-350-38 (Not a Part); Provide verification of an approved and recorded lot line adjustment. Dedicate and construct frontage improvements along Polk Avenue per Exhibit "C". Reference Frontage Improvements required beyond the limit of development: F.M.C. Section 11- 226(f)(6) and 2025 General Plan Policy numbers E-1-c, E-1-j, E-1-n and E-3-e. Page 2 of 2 C:1Louise\TRACT MAPSIT-5251 POLK BTWN CLINTION&MCKINLEY.doc i 7� !. 1 1 VARIES 7. MIN PROPERTY LINE Of zi O w �= z SECTION uWi LINE / / _ PROPERTY LINE z uj ¢ � CL U- 0 0 � Q . uj t11 - ' JILJ I T B-N C ' A.C. PATH 44' 8, 14 ' 12 ' 10' -�! EP W/ MOUNT- CONCRETE ABLE DIKE E MEDIAN CURB f Frontage Improvements required beuond limit of l evel opmerrb F,M,C, Section II-226(. f)C o) 2025 General plan Fol icy E 1'c, �!j, E-I-n, G-!5 City of DEPARTN ENT DP PUBLIC UTiLHUS Date: January 11, 2005 To: SANDRA BROCK,Planner III Planning.and Development Department, Advance Planning From: DOUG-BECKER, Supervising Engineering Technician 0� Public Utilities Department, Planning and.Engineering Division Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5251, R-04-04 General T-5251 and R-04-04 is requesting an 844ot single-family residential subdivision, rezoning from the R- R(county) to R-IXGIVI on 18 acres located on the west side of North Polk Avenue between West McKinley and West Clinton Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements A 10-inch sanitary sewer main is located in North Polk Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 2. Separate sewer house branches shall be provided for each lot created. 3. Provide separate sewer house branch(s) to APN 312-350 3K."51, 4. Abandon all existing on-site private sanitary sewer systems. 5. .Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 6. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the sanitary sewer system. Sanitary Sewer UGM This project is located in the following Urban Growth Management Service Areas: 1. Sewer Oversize Reimbursement S.A.: 444 Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Charge 3. Trunk Sewer Charge: Cornelia 4. Wastewater Facilities Charge (Residential Only) Water Requirements A 14-inch water main is located in North Polk Avenue. Water facilities are currently available to provide service to the site, subject to the following requirements: 1. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide water service to each lot created. 2. Separate water services with meter boxes shall be provided to each lot created. 3. Provide separate water service(s) and meter(s) to APN 312-350-A. 4. Seal and abandon existing on-site well in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. 5. Installation of public fire hydrant(s) is required in accordance with City Standards. 6. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 7. All public water facilities shall be.constructed in accordance with the Department of Public Works standards, specifications, and policies. 8. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the City Water System. Water UGM 1. UGM Water Service Area: 9301s Water Fees 1. Payment for installation of water service(s) and/or meter(s) is required. 2. Water Connection Charges are due and shall be paid for the Project. R. OFFICES OF K 71C 1 a ^-' .aw _ PHONE(559)233-7161 FAX(559)233-8227 2907 SOUTH MAPLE AVENUE Tf FRESNO,CALIFORNIA 93725-2218 December 22, 2004 1% Ms. Sandra Brock City of Fresno r'" n 204 Development Department .a Planning Division 2600 Fresno Street, Room 3043 I Fresno, CA 93721-3604 _. RE: VTTM No. 5251, R-04-04 Dear Ms. Brock: FID's comments and requests are as follows: 1. FID does not own, operate, or maintain any facilities located on the applicant's property. 2. FID expects no adverse impacts from the approval of the subject proposal. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or bjohnsonCa�fresnoirriQation.com. Sincerely, FRESNO IRRIGATI DISTRICT Bret Johnson Engineering Technician I Agencies\City\VTTM525I R-04-04 BOARD OF President JACOB C. ANDRESEN, Vice-President EDDIE NIEDERFRANK DIRECTORS JEFF NEELY,JEFF BOSWELL,RON DANGARAN,Ed.D. General Manager GARY R.SERRATO File No. 210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER I I Mr. Gil Haro, Planning Manager LZR, INC. Planning and Development Services 7545 N. DEL MAR, SUITE 103 City of Fresno FRESNO, CA 93711 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5251 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " CI - DRAINAGE AREA " CI it $118,069.00 DATE t 2(p ps DRAINAGE AREA TOTAL FEE $.118,069.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The I District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Ordinance I prior to approval of the final map at the rates in effect at the time of such approval. The fee I indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. I Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. ssi 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from -future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District .Requirements. 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan X Storm Drain Plan X Final Map X Street Plan X Water& Sewer Plan Other 4. Availability of drainage facilities: a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Clovis that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through X d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a _500 year 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessitating appropriate floodplain management action. See attached Floodplain Policy. X Does not appear to be located within a flood prone area. 5251 5469 E.OLIVE - FRESNO.CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing five or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board(State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 3251 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office) to meet the requirements of the State General Permits, eliminate the potential for non- storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for.additional comments, recommendations and requirements. Gerald E. Lakeman, Project Engineer: • ck o s District Engineer, Assistant General Manager C: QUAD KNOPF 8405 N. FRESNO ST., SUITE 300 FRESNO, CA 93720 szsi 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document I NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATI 15' I I a I r� t �•`• �� 1�� r k I et IN p y1 I II W > 33��j " "yr r# J Z — —0— ———— ———---————— — ———— J N I Q I I I C W I I> I Q I I I II} I I 0 I I W I � I I 0 I I I I 30' 9 30' I 30• I 42' ————— ————— — — —--——— -- — ——— —— \ I MC KINLEY AVE. I LEGEND Master Plan Facilities To Be Constructed By Developer- Pipeline(Size Shown)&Inlet. Optional Master Plan Facilities To Be Constructed By Developer-Pipeline (Size Shown)&Inlet. ® 15'Minimum Stone Drainage Easement Req'd.If Optional Facilities Are Constructed. p——— Existing Master Plan Facilities 0-- Future Master Plan Facilities • Existing Temporary Inlet Drainage Area Boundary SCALE 1"=300' Direction Of Drainage —————— Inlet Boundary TRACT 5251 EXHIBIT N0. 1 DRAINAGE AREA:" • FRESNO METROPOLITAN FLOOD CONTROL DISTRICT MAYM sr. rw GATE OTHER REQUIREMENTS EXHIBIT NO. 2, The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. A minimum fifteen-foot (15D wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. The easement may be slightly realigned to accommodate future development,provided the property owner accepts the responsibility to grade the property such that the drainage from the property will reach inlets on the alternate pipeline alignment,and accepts any additional costs for the construction of additional storm drain facilities that may be required. Any proposed storm drain alignments must be reviewed and approved by the District. The District recommends a stub street to the south of Tract 5251. This is necessary to provide major storm breakover from Tract 5251 to the south. The District will.require the Developer to provide a surface drainage channel in the vicinity of Lots 42 and 43 of the tentative map. The channel must be sized adequately to pass flows from the properties north of Tract 5251 for major storm events that exceed the District's standard level of service. The Developer must deed a drainage easement to the District for the area of the surface .drainage channel. The construction of the optional facilities as shown on Exhibit No. 1 will provide permanent drainage service for Tract 5251. If these optional facilities are not constructed the District recommends temporary facilities until permanent service is available. Construction of optional facilities would require the Developer to acquire a minimum fifteen-foot (15') wide storm drain easement as shown on Exhibit No. 1 at no expense to the District. The District will consider condemnation proceedings for the easements on behalf of the Developer if he cannot negotiate an acquisition. The Developer shall deposit with the District the estimated easement and appraisal costs with the Developers authorization to proceed with any acquisition. The deposit shall include all acquisition costs, including if determined by the District to be warranted, applicable legal costs. Development No. Tract 5251 engr\permit\exhibits2\[tact\5251(d) PLAN VIEW -OF TYPICAL TEMPORARY PONDING BASIN 5' MIN. 6' FENCE PE 8' FOR 1/2 STD.DWG. P- ACRE OR EXCEPT MOW LARGER LOW FLOW AREA' TO BE ELIMIN BASINS n/'// rYF`E "E" OUTLET OR AS APPROVED BY THE ENGINEER '// P.L."" MIN. 10DOUBLE GATE, NO CENTER POSTS -CLASS._Ill- R;C:P.-�iPE',OR '-APPRQ\/ED`. ,-CURB GUTTER---" F.M:F.C.D. TYPE "D" INLET P.L. P.L. HIGH WATER 6" i ELEVATION i 71.1 1 _I 1 - 5' MIN. 777 -I 1 I-III-III-I 1 I III 8' FOR 1/2 ACRE OR LARGER BASINS SECTION NOTES: DESIGN MINIMUMS 1. OVERFLOW MUST BE TO THE STREET. 2. DESIGN WATER SURFACE ELEVATION SHALL BE TWO FEET BELOW THE LOWEST INLET FLOW UNE OR POND PERIPHERAL ELEVATION, WHICHEVER IS LOWER. 3. REQUIRED CAPACITY: V=CIA WHERE V=REQUIRED BASIN CAPACITY IN CUBIC FEET, C=RUNOFF COEFFICIENT, 1=RAINFALL FROM A DESIGN STORM (0.35 FEET), AND A=TRIBUTARY AREA IN SQUARE FEET. 4. PROVIDE COMPOSITE "C" CALCULATIONS. 5. THE ENGINEER MAY REQUIRE AN 8' WIDE VEHICLE RAMP WITH A MAX, SLOPE OF 15% IN 1/2 ACRE OR LARGER BASINS. 6. TEMPORARY PONDING -BASINS SHALL BE FENCED WITHIN 7 DAYS TIME AFTER THEY BECOME OPERATIONAL OR WHEN REQUIRED BY THE ENGINEER. 7. THE CITY ENGINEER MAY CONSIDER OTHER BASIN DESIGN ALTERNATIVES, AS A SUBSTITUTE FOR PROVIDING THE 2 FOOT FREEBOARD, WHEN THE BASIN SIZE IMPACTS PROJECT FEASIBILITY. 8. LOCKS FOR THE GATE TO BE #5 MASTER LOCKS, NO. 1C95, 3203 OR 0855. " SIZE AND DEPTH OF LOW FLOW AREA TO BE DETERMINED BY THE ENGINEER. REF. & REV. CITY OF FRESNC TEMPORARY PONDING BASIN DEC., 2004 P - �i � GUIDELINES FOR PONDING BASIN / POND CONSTRUCTION AND MANAGEMENT TO CONTROL MOSQUITO BREEDING Immature mosquitoes develop in shallow water habitats. Fresno has enough year-round urban runoff from sprinklers, car washing, and pool drainage to keep water in drainage basins even in the summer--when mosquitoes breed the fastest. The design and management of ponding basins and ponds is of critical importance for mosquito control. Following are some new guidelines for these facilities: `1. Ponding basins and ponds with fluctuating water levels should have a "low flow" area, a deeper area or sump where drainage will accumulate, instead of a uniform flat bottom. This allows for water to accumulate to a greater depth, and helps "mosquito fish" survive. The low flow area should be located at the pond inlet and should be at least four feet deeper than the rest of the basin floor. The rest of the basin should be graded so that drainage is directed into this low flow area. `2. Side slopes of ponds and ponding basins should be as steep as is compatible with safety and grading considerations. They should have a slope ratio of 1:2 (vertical:horizontal). 3. Decorative ponds and artificial wetlands should be constructed so that water depths are maintained in excess of four feet, to preclude invasive emergent vegetation such as cattails. `4. Ponds and ponding basins should be constructed to provide for free, unobstructed access around their entire perimeter by vehicle and/or by foot, to allow for maintenance and mosquito abatement activities. `5. All ponding basins should be enclosed in chain-link fencing at least six feet tali (to City of Fresno Public Works Standards), with double gates to provide an unobstructed total opening at least ten feet wide (no center post between the gates). Gates should be secured with a standard padlock to allow for access by maintenance workers and mosquito and vector control personnel: a No. 5 MasterLockTm with key numbers 1 C95, 3203 or 0855. 6. Ponds and ponding basins should be constructed to allow easy de-watering when needed. 7. Ponding basin and pond edges should be maintained free of excess vegetation and trash that would harbor insects and support mosquito breeding when it falls or blows into the water. 8. Ponding basins and ponds should be managed to control algae and emergent vegetation (plants that emerge from shallow water), to remove harborage for mosquito breeding and to allow"mosquito fish" and other mosquito predators better access to their prey. 9. Ponding basins and ponds should maintain water quality that supports the survival of "mosquito fish" (Gambusia affinis, available from local mosquito and vector control agencies). Use caution when selecting herbicides and pesticides for use in or near ponding basins and ponds, because many pesticides are toxic to fish. The asterisked guidelines modify the current City of Fresno Public Works Standard No. P-62 for Temporary Ponding Basins. 10/29/04 l District Mosquito • • Boundary Map • Fresno Clovis Map Prepared September 2004 LEGEND C. CL M CopperFresno Mosquito &Vector Control District 28ISv Consolidated • • • AbatementBehymer 1 I• IIC�,iLiF / �y� II t�� r l !fI� Teai % W. Pili •'v =Eb'mr°;9� 1 �` I 6 'E; � . l>i. _�'�'�I -1 ®tjl�a11 at RIA��l r 1 1W. ... ' J�= i! 2311 I c _ �_Rr—_1I�1!l�e�il�� ' -, GWw.��Y�a�•J� ��■.�� L • l �r P � -^ CONSOLIDATEDMOSQUITO DISTRICT � � 1 S�1rr Jalr1111.�Eni1713 salty ,J i f��,� ®o� [C'n2525 Floral Avenue a PO Box 278 '`m�v1 LY,J mlC�pi�� II," 5 ."(u�n�;N11LF'1IYrr.11U ,.�. 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NWIN 1�,��,y� ,. woA _I Ieaeni�Ill lenlee 3_ �®�¢ I9cw ®®9F-I.-a a� �_�•Imra x• � I f v � �i'Y1 4C ®W��I� rl.'r,'la■ J 1_P .I,�i - C j^�/(�W..��.■■w '�w—� 111111111, IIIIII.I- �, e'e sl I = ®�it I® ® w _�■www s iG ■��-- •,.� ffiJ� tlbllwP � a - ■ _ "�__ II.iIIr a_s31'P+�=- i 4 `.�{•. Sy, .: 3r+ Pad' ..K* Q.� rl I 1�I�.ii �� - w _ `�i i'7� p,lisp Ia1pu u�►l-+ �a � ® ;'® 1.\®®� °III -eM X11®� �n7j..-n Fit � I�■. - ,�a d�1wr she t � � � M r^.° r�01 � �' _ = 111, ®�y�� r e If � *-_zc _= 911..: ®�`� °a•°ee�a�r•i - a� �T�.1 '11 FRESNO MOSQUITO&VECTOR CONTROL DISTRICT ;� 2338 East McKinley Avenue Ph(559)268-6565 Fax(559)268-8918 Fresno,CA 93703 d # -`•` �...` - F- IN1111wil 21 �`"�?y�7"`a3 "+t o` y r� t �b ��"` f• a � ` s.s y1P�l s.i �T•r%. x'b• ,[�:' w.s , ^�.ysf S`•,w`�'ri� G'4`��^,.�'�"�` n {1��F .'t. T3Y'J-crs� ��=r�'.�:fid' STATF OF C a1.IFORNIA BUSINESS TRANSPORTATION 4ND HO 14fNC AGENCY ARNOLD SCHWA[LFNECCFR C, DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE s� P. O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 559 488-4088 _ _ .. _. _ _ Flet your poen FAX ( ) Be energy efficien TTY (559)488-4066 December 21, 2004 213 1-IGR/CEQA 6-FRE-99-24.4+/- R-04-04 & T-5251 LZR, INC. Ms. Sandra Brock City of Fresno Development Department 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 Dear Ms. Brock: We have reviewed the map and rezone for the project located on the west side of North Polk Avenue between West McKinley and West Clinton. Caltrans has the following comments: This project will generate less than the 100 peak hour trips designated by the 2025 General Plan MEIR as requiring a traffic analysis. However, the City should be aware that continued development has the potential to create cumulatively significant impacts to both transportation and air quality. As cumulative impacts to these resources were not addressed in the General Plan Update Master EIR, the City should consider a mechanismfor evaluating, and mitigating, for them. Should the City determine that a traffic analysis is necessary for this project, please provide a copy of the traffic study for our review and comment. We request that this letter be made a part of the permanent public record for this project and that a copy of our letter be included in the staff reports for both the City Council and the Planning Commission. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings .for this item. If you have any questions, please call me at (559) 445-6666. Sincerely, `MOSES STITES 'Office of Transportation Plaz>aning District 06 ; C:Ms Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" CITY OF FRESNO - ENVIRONMENTAL ASSESSMENT / INITIAL STUDY FINDING OF CONFORMITY/MEIR NO. 10130 Pursuant to Section 21157.1 of the California Public Resources Code DATE RECEIVED FOR FILING (California Environmental Quality Act)the project described below is determined to be within the scope of the Master Environmental Impact Report(MEIR) No. 10130 prepared for the 2025 Fresno General Plan. Initial study is on file in the Planning and Development Department, �? City Hall, 2600 Fresno Street, Fresno, California 93721 (559) 621-8277 J Applicant: Initial Study Prepared By: M :4 Quad Knopf, Inc., for. LZR, Inc. (Subdivider) Sandra Brock, Planner 7545 North. Del Mar, Suite 103 February 24, 2004N 1 E5 C7 Fresno CA 93711 and �. Toshiko M. Hata(record owner) 2143 North Polk Ave Fresno, CA 93722 Environmental Assessment Number: Project Location (including APN): On the west side of North Polk Avenue, between West McKil and West Clinton Avenues T-5251, R-04-04 APN 312-350-39 Project Description: Vesting Tentative Tract Map No. 5251/UGM proposes to subdivide approximately 18 acres of prop( located on located on the west side of North Polk Avenue between West McKinley and West Clir Avenues, into 84 single-family lots and to install related infrastructure to serve this project. infrastructure includes full widening of North Polk Avenue, required as a health and safety measur( extend across property that is not a part of this subdivision but lies between portions of tract frontE Rezone Application No. R-04-04 proposes to change the zoning of this property from R-R (R Residential, Fresno County zoning ) to R-1/UGM (Single-Family Residential District, Urban Grc Management Area, City of Fresno zoning). Annexation to the City of Fresno will be required for zoning tc applied and for construction permits to be issued. The property is planned for medium density use in 2025 Fresno General Plan and West Area Community Plan. Conformance to Master Environmental Impact Report(MEIR NO. 10130): The 2025 Fresno General Plan designates the subject property for light industrial planned land use. current C-M zone district conforms to this land use designation as indicated by the 2025 Fresno Gen Plan "Planned Land Use and Zone District Consistency Matrix." The Planning and Development Department staff has prepared an initial study and environmental chec and evaluated the requested vesting tentative tract map in accordance with the land use and environme policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Iml Report (MEIR) No. 10130. The subject property is proposed to be developed with single family reside housing at an intensity and scale that is permitted by the planned land use and zoning designations for site. Thus, the proposed rezone and vesting tentative tract map will not facilitate an additional intensifice of uses beyond that which would be allowed by the above-noted planned land use designation apprc with the 2025 Fresno General Plan. The proposed density of this project, approximately 4.6 dwelling units per acre, is consistent with medium density land use designation according to the provisions of Fresno Municipal C Section 12-403-B.1 With imposition of tract map conditions regarding infrastructure construction, it is Finding of Conformity with MEIR No. 10130 Prepared for the 2025 Fresno General Plan EA No. T-5251, R-04-04 February 24, 2005 Paget _ expected that development of the property will adversely impact existing city service systems or the traffii circulation system that serves the subject site. These findings have been verified by the Public Works an( Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applie< to the project necessary to ensure that the project will not cause significant adverse cumulative impacts growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 a; provided by CEQA Section 15178(a). Per Section 211.57.1 of the California Public Resources Code (California Environmental Quality Act), it mai be determined that a subsequent project falls within the scope of a MEIR, provided that the project does no cause significant impacts on the environment that were not previously examined by the MEIR. Relative tc this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno Genera Plan land use designations, include impacts associated with the light industrial land use designatior specified for the subject property. Based on this initial study, the project does not change the land use indicated for the subject property and will not generate additional significant effects not previously identifies by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal i; within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177(d of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shal apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice ha: been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and b) Section 21092 of the Califomia Public Resources Code (CEQA provisions). Darrell Unruh Date Planning Manager, City of Fresno KAMaster Files-Tract Maps\Tract 5251\T-5251,R-04-04 03 Finding of Conformity.wpd Attachments: Environmental Impact Checklist for Environmental Assessment No. T-5251, R-04-04 Mitigation Monitoring Checklist(MEIR No. 10130)for Environmental Assessment No.T-5251, R-04-04 ENVIRONMENTAL ASSESSMENT CHECKLIST EA No. T-5251/11-04 Potential Environmental Effects 1.0 TOPOGRAPHIC SOIL GEOLOGIC 12.0 HAZARDS 1 Geologic hazards, unstable soil conditions 1 12.1 Rs-k o xplosion or release of hazar 1.2 Adverse change in topography or ground surface relief substances i 7__ 1.3 Destruction ,pe geologic or physical features 1 12.2 Site subject to flooding T_ 1.4 Increased water erosion _T_ 12.3 Adverse change in course of flow of waters 2.0 AIR QUALITY 1 12.4 Potential hazards from aircraft 1 2.1 Generates substantial indirect source pollution accidents T_ 2.2 Direct on-site pollution generation 1 12.5 Potential hazards from landfill and/or T- 2.3 Generation of objectionable odors waste sites 7_ 2.4 Generation of dust except during construction T_ 2.5 Adverse local climatic changes 13.0 AESTHETICS 1 13.1 Obstructs pu ic/scenic vista or view 3.0 WATER T 13.2 Creates aesthetically offensive cond 1 3.1 nsu icient groundwater for long-term project use _T_ 13.3 Removes street trees or other valuat _T_ 3.2 Uses large quantities of ground water vegetation T_ 3.3 Wasteful use of water 1 13.4 Architecturally incompatible with T_ 3.4 Pollution of surface water or groundwater supplies surrounding area T_ 3.5 Reduces groundwater recharge 14.0 CULTURAUPALEONTOLOGICAL 4.0 PLANT LIFE 1 14.1 Removal of historic building, or disru, 1 4.1a uF:-d- ces numbers of any rare/unique/endangered of archaeological site pecies 1 14.2 Construction or use activity incompai s 1 4.2 Reduction in acreage of agricultural crop with adjacent historic site 7 4.3 Premature or unnecessary conversion of prime agricultural land 15.0 ENERGY 1 15.1seU s substantial amounts of fuel or E 5.0 ANIMAL LIFE _7 15.2 Substantial increase in demand upor 1 5.1 Reduces numbers of any rare/unique/endangered existing sources of energy species 1 15.3 Wasteful use of energy 1 5.2 Deterioration/displacement of valuable habitat 1 6.0 HUMAN HEALTI-VSAFETY-Potential for causing injuryffillnesses 7.0 NOISE Explanation of Ratings 1 7.1 nT cr'eases existing noise levels _7 7.2 Increases exposure to high noise levels "0" Insufficient Information 8.0 LIGHT AND GLARE Insufficient information is available for this 1 8.1 ro uction o g are,which will adversely affect category and pro ect to determine the potei residential areas environmental effects which may result froi 1 8.2 Exposure of residences to high levels of glare the proposed project. 9.0 LAND USE "4" No Significant Environmental Effect 1 9.1 ncompati a with adopted plans and policies _7 9.2 Accelerates growth rate 7- 9.3 Induces unplanned growth In this category, the proposed project will nc 7- 9.4 Causes adverse change in existing or planned area have an adverse environmental effect, or ar characteristics such effect is not substantially unusual or of undesirable magnitude. This rating is also 10.0 TRANSPORTATION AND CIRCULATION utilized in cases where the category is not 1 10.1 Generation of ve is a traffic sufficient o cause capacity applicable to the project under consideratioi deficiencies on existing street system "2" Moderate Environmental Effect 1 10.2 Cumulative increase in traffic on a major street for which capacity deficiencies are projected 1 10.3 Specific traffic hazard to motorists, bicyclists, or In this category, the proposed project could pedestrians have an adverse environmental effect whicl 1 10.4 Routes non-residential traffic through residential area of sufficient magnitude to be of some conce 7 10.5 Insufficient or poorly located parking However, this effect is not substantial enou _7 10.6 Substantial increase in rail and/or air traffic in itself to require preparation of an Environ mental Impact Report, and is mitigable thro 11.0 URBAN SERVICES project changes and conditions. 1 11.1 Availability of protection _T_ 11.2 Lack of emergency vehicle access "3" Significantly Adverse Environmental E1 T 11.3 Adequacy of design for crime prevention _T_ 11.4 Overcrowding of school facilities The environmental effect identified in this T 11.5 Availability of water mains of adequate size category substantiates in itself, or contribut 7 11.6 Availability of sewer line and treatment capacity toward, a finding that theproposed project T_ 11.7 Availability of storm water drainage facilities(on or off- a potentially significant adverse effect on th site) environment sufficient to require the 1 11.8 Availability of adequate park and recreation areas preparation of an Environmental impact Re _7 11.9 Unusually high solid waste generation > c LL LO m LO W „y N U -a4afr sx m > p CA I > c , 0 a o n c rn� y0a m CD S a. 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